Agenda 10/28/2025 Item #17A (Bonita Flores Residential Infill Subdistrict Growth Management Plan Amendment)SEE REVERSE SIDE
Proposed Agenda Changes
Board of County Commissioners Meeting
October 28, 2025
Add on Item 5B to be heard immediately following Awards and Recognitions: Check presentation by the
Collier County Tax Collector, Rob Stoneburner.(Staff’s Request)
Move item 16B3 to 11F: Recommendation that the Board adopt a Resolution designating that portion of
Immokalee Road from Oil Well Road to US Route 41 as the “Charlie Kirk Memorial Highway,” and
direct staff to install appropriate signage designating the “Charlie Kirk Memorial Highway” to be installed
at each terminus of the designated roadway segment, at specified intervals along the road, and at all 4
intersections of I-75/Immokalee Road; consistent with County and FDOT signage standards.
(Commissioner LoCastro’s Request)
Move companion items 17A & 17B to 9C & 9D: This item requires Commission members to provide ex-
parte disclosure. Should a hearing be held on this item, all participants are required to be sworn in.
Recommendation to approve an Ordinance rezoning property from the Rural Agricultural (A) zoning
district to the Residential Planned Unit Development (RPUD) for a project to be known as 8928 Collier
Boulevard RPUD to allow for 92 multifamily residential dwelling units with Affordable Housing. The
subject PUD, consisting of 9.49± acres, is located on the east side of Collier Boulevard (C.R. 951),
approximately 1,300 north of the intersection of Collier Boulevard and Hacienda Lakes Parkway in
Section 14, Township 50 South, Range 26 East, Collier County, Florida. [PL20230018397]
Recommendation to approve an Ordinance amending Ordinance No. 89-05, as amended, the Collier
County Growth Management Plan to create the Bonita Flores Residential Infill Subdistrict to allow for 92
multi-family residential dwelling units with affordable housing; directing transmittal of the adopted
amendment to the Florida Department of Commerce. The subject property is located on the east side of
Collier Boulevard, approximately 1,300 feet north of Hacienda Lakes Parkway in Section 14, Township
50 South, Range 26 East, consisting of 9.49± acres. [PL20230013845] (Commissioner Hall’s Request)
Notes:
TIME CERTAIN ITEMS:
Item 5B to be heard after Awards and Recognitions: Check presentation by the Collier County Tax Collector,
Rob Stoneburner.
Item 10A to be heard after Proclamations: Request that the Board adopt a Resolution that condemns anti-
Semitism in all forms and expressions.
Item 10B to be heard at 10:00 AM: Recommendation to prioritize the construction of the additional
athletic fields, as recommended in the Hunden Partners studies, as the next phase of development of the
Paradise Coast Sports Complex, pending the approval of the tourist development tax referendum.
Items 11A, 11B & 11C to be heard Immediately following Item 10B: Presentation on funding strategies for
countywide Stormwater Capital, Operations, and Maintenance program; resolution to borrow up to $65M via the
Florida Local Government Finance Commission’s pooled commercial paper program for stormwater capital
projects; and Resolution amending Resolution 2022-123 to add transportation improvements for commercial paper
funding and increase authorized borrowing to up to $50M.
Item 11D to be heard at 2:00 PM: Recommendation to approve a Resolution amending the Growth
Management Community Development Department Services Fee Schedule, with an effective date of
January 1, 2026, in accordance with the Collier County Code of Laws and Ordinances, Section 2-13.
10/27/2025 7:45 PM
10/28/2025
Item # 17.A
ID# 2025-3637
Executive Summary
This item requires Commission members to provide ex-parte disclosure. Should a hearing be held on this item, all
participants are required to be sworn in. Recommendation to approve an Ordinance rezoning property from the Rural
Agricultural (A) zoning district to the Residential Planned Unit Development (RPUD) for a project to be known as 8928
Collier Boulevard RPUD to allow for 92 multifamily residential dwelling units with Affordable Housing. The subject
PUD, consisting of 9.49± acres, is located on the east side of Collier Boulevard (C.R. 951), approximately 1,300 north of
the intersection of Collier Boulevard and Hacienda Lakes Parkway in Section 14, Township 50 South, Range 26 East,
Collier County, Florida. [PL20230018397] (Companion item to Item 17B, GMPA-PL20230013845, Bonita Flores
Residential Infill Subdistrict Growth Management Plan Amendment)
OBJECTIVE: To have the Board of County Commissioners (Board) review staff's findings and recommendations
along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above-referenced
petition, and render a decision regarding the petition, and ensure the project is in harmony with all the applicable codes
and regulations in order to ensure that the community's interests are maintained.
CONSIDERATIONS: The petitioner seeks to rezone 9.49± acres of vacant land with an (A) zoning designation to the
8928 Collier Boulevard RPUD to allow for 92 multi-family dwelling units at a density of 9.69 dwelling units per acre.
The units will be subject to an Affordable Housing Density Bonus Agreement, which will provide 30% of the units (28
units) for households earning 80% to 100% of the County’s Area Median Income (AMI). A minimum of 14 units will be
rented to households with incomes that do not exceed 80% of the Average Median Income (AMI). A minimum of 14
units will be rented to households with incomes that do not exceed 100% of the Average Median Income (AMI).
See Attachment A – Proposed PUD Ordinance.
This item is consistent with the Collier County strategic plan objective to support comprehensive affordable housing
opportunities.
FISCAL IMPACT: The PUD Rezone (PUDZ) by and of itself will have no fiscal impact on Collier County. There is
no guarantee that the project, at build-out, will maximize its authorized level of development. However, if the PUD
Rezone is approved, a portion of the land could be developed, and the new development will result in an impact on
Collier County public facilities.
The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impacts of each
new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement
Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS) for public facilities.
Other fees collected prior to the issuance of a building permit include building permit review fees. Please note that
impact fees and taxes collected were not included in the criteria used by staff and the Planning Commission to analyze
this petition.
GROWTH MANAGEMENT IMPACT: Comprehensive Planning staff has reviewed the proposed PUD Rezone and
has found that the subject rezone petition is currently not consistent with the GMP. Approval of this PUD Rezone
petition is contingent upon the approval of the companion GMPA petition PL20230013845, Bonita Flores Residential
Infill Subdistrict, that provides for the requested residential density. For further information, please see Attachment B-
GMP Consistency Review Memorandum.
LEGAL CONSIDERATIONS: This is a rezone from a Rural Agricultural (A) Zoning District to a Residential Planned
Unit Development (RPUD) Zoning District for a project which will be known as the 8928 Collier Boulevard RPUD.
The burden falls upon the applicant to prove that the proposed rezone is consistent with all the criteria set forth below.
The burden then shifts to the Board of County Commissioners, should it consider denying the rezone, to determine that
such denial would not be arbitrary, discriminatory, or unreasonable. This would be accomplished by finding that the
proposal does not meet one or more of the listed criteria below.
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10/28/2025
Item # 17.A
ID# 2025-3637
Criteria for RPUD Rezones
Ask yourself the following questions. The answers assist you in making a determination for approval or not.
1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical
characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contracts, or other instruments
or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the
continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public
expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney.
3. Consider: Conformity of the proposed RPUD with the goals, objectives, and policies of the Growth
Management Plan.
4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions
on location of improvements, restrictions on design, and buffering and screening requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and surrounding areas to accommodate expansion.
8. Consider: Conformity with RPUD regulations, or as to desirable modifications of such regulations in the
particular case, based on a determination that such modifications are justified as meeting public purposes to a degree at
least equivalent to literal application of such regulations.
9. Will the proposed change be consistent with the goals, objectives, and policies, the future land use map, and the
elements of the Growth Management Plan?
10. Will the proposed RPUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested RPUD Rezone result in the possible creation of an isolated district unrelated to adjacent and
nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the
property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed
incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including
activity during construction phases of the development, or otherwise affect public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance
with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner as
contrasted with the public welfare.
21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with existing
zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts
already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration that would be required to
make the property usable for any of the range of potential uses under the proposed zoning classification.
25. Consider: The impact of development resulting from the proposed RPUD rezone on the availability of adequate
public facilities and services consistent with the levels of service adopted in the Collier County Growth Management
Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch.106,
art.II], as amended.
26. Are there other factors, standards, or criteria relating to the RPUD rezone request that the Board of County
Commissioners shall deem important in the protection of public health, safety, and welfare?
The Board must base its decision on competent, substantial evidence presented in the written materials supplied to it,
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10/28/2025
Item # 17.A
ID# 2025-3637
including, but not limited to, the Staff Report, Executive Summary, maps, studies, letters from interested persons, and
the oral testimony presented at the BCC hearing, as these items relate to these criteria. Should this item be denied,
Florida Statutes section 125.022(3) requires the County to provide written notice to the applicant citing applicable
portions of an ordinance, rule, statute, or other legal authority for the denial. This item has been approved as to form and
legality, and requires an affirmative vote of four for Board approval. -HFAC
RECOMMENDATIONS: To approve the request for Petition PL20230018397, 8928 Collier Boulevard RPUD, and
the proposed ordinance, subject to the adoption of the companion GMP amendment, GMPA-PL20230013845, Bonita
Flores Residential Infill Subdistrict Growth Management Plan Amendment.
PREPARED BY: Nancy Gundlach, AICP, PLA, CSM, Planner III, GMCDD, Zoning Division
ATTACHMENTS:
1. 8928 Collier Blvd Staff Report 8-21-25 (1)
2. Attachment A-Proposed Ordinance - 09-24-25
3. Attachment B-GMP Consistency Memo 8-19-25 (1)
4. Attachment C-NIM Documents 8-14-25 (1)
5. Attachment D-Application 8-14-25 (1)
6. Affidavit of sign - signed Proof of posting 9-2-25
7. legal ad - agenda IDs 25-3712 & 25-3637 - Bonita Flores GMPA & PUDZ (PL20230013845) & (PL20230018397) -10-28-25 BCC
8. 10.28.25 BCC- published ad
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PUDZ-PL20230018397, 8928 COLLIER BOULEVARD RPUD August 21, 2025
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STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT - PLANNING & REGULATION
HEARING DATE: SEPTEMBER 18, 2025
SUBJECT: PUDZ-PL20230018397, 8928 COLLIER BOULEVARD RESIDENTIAL
PLANNED UNIT DEVELOPMENT (RPUD) COMPANION TO GMPA-
PL20230013845, BONITA FLORES RESIDENTIAL INFILL
SUBDISTRICT
_______________________________________________________________________________
PROPERTY OWNER/APPLICANT AND AGENTS:
Property Owner:
Bonita Flores I, LLC
3899 Manix Drive, Suite 405
Naples, FL 34114
Agents:
Josh Philpot, AICP
Stantec Consulting Services, Inc.
1412 Jackson Street, Suite 3
Fort Myers, FL 33901
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission consider rezoning 9.49±
acres from the Rural Agricultural (A) zoning district to a Residential Planned Unit Development
(RPUD) for a project to be known as 8928 Collier Boulevard RPUD to allow for 92 multi-family
residential dwelling units with Affordable Housing.
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PUDZ-PL20230018397, 8928 COLLIER BOULEVARD RPUD August 21, 2025
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PUDZ-PL20230018397, 8928 COLLIER BOULEVARD RPUD August 21, 2025 Page 3 of 15 MASTER PLAN Page 2667 of 3380
PUDZ-PL20230018397, 8928 COLLIER BOULEVARD RPUD August 21, 2025
Page 4 of 15
GEOGRAPHIC LOCATION:
The subject PUD, consisting of 9.49± acres, is located on the east side of Collier Boulevard (C.R.
951), approximately 1,300 north of the intersection of Collier Boulevard and Hacienda Lakes
Parkway in Section 14, Township 50 South, Range 26 East, Collier County, Florida. (See the
Location Map on page 2 of this Staff Report.)
PURPOSE AND DESCRIPTION OF PROJECT:
The petitioner seeks to rezone 9.49± acres of vacant land with an (A) zoning designation to the
8928 Collier Boulevard RPUD to allow for 92 multi-family dwelling units at a density of 9.69
dwelling units per acre. The units will be subject to an Affordable Housing Density Bonus
Agreement, which will provide 30% of the units (28 units) for households earning 80% to 100% of
the County’s Area Median Income (AMI). A minimum of 14 units will be rented to households
whose income does not exceed 80% of the AMI. A minimum of 14 units will be rented to
households whose income does not exceed 100% of the AMI.
See Attachment A – Proposed PUD Ordinance.
SURROUNDING LAND USE AND ZONING:
North: Developing single-family residential development with a zoning designation of
Hacienda Lakes PUD /Development of Regional Impact (DRI) with a density of 2.8
dwelling units per acre
East: Developing single-family residential development with a zoning designation of
Hacienda Lakes PUD /Development of Regional Impact (DRI) with a density of 2.8
dwelling units per acre
South: Preserve land with zoning designations of Collier Boulevard, Lord’s Way, PUD,
with a density of 10.0 dwelling units per acre.
West: Collier Boulevard, a 6-lane divided roadway, and a golf course with a zoning
designation of Naples Lakes PUD with a density of 1.67 dwelling units per acre
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PUDZ-PL20230018397, 8928 COLLIER BOULEVARD RPUD August 21, 2025
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AERIAL PHOTO
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): Comprehensive Planning staff has reviewed the proposed
PUD Rezone and has found that the subject rezone petition is currently not consistent with the
GMP. Approval of this PUD Rezone petition is contingent upon the approval of the companion
GMPA petition PL20230013845, Bonita Flores Residential Infill Subdistrict, that provides for the
requested residential density. For further information, please see Attachment B-GMP Consistency
Review Memorandum.
Transportation Element: In evaluating this project, staff reviewed the applicant’s May 2024
Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the
Growth Management Plan (GMP) using the 2024 Annual Update and Inventory Reports (AUIR).
Policy 5.1 of the Transportation Element of the GMP states:
“The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element
(FLUE) affecting the overall countywide density or intensity of permissible development,
Subject Site
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PUDZ-PL20230018397, 8928 COLLIER BOULEVARD RPUD August 21, 2025
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with consideration of their impact on the overall County transportation system, and shall
not approve any petition or application that would directly access a deficient roadway
segment as identified in the current AUIR or if it impacts an adjacent roadway segment that
is deficient as identified in the current AUIR, or which significantly impacts a roadway
segment or adjacent roadway segment that is currently operating and/or is projected to
operate below an adopted Level of Service Standard within the five year AUIR planning
period, unless specific mitigating stipulations are also approved. A petition or application
has significant impact if the traffic impact statement reveals that any of the following occur:
a.For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume;
b.For links adjacent to links directly accessed by the project where project traffic is equal
to or exceeds 2% of the adopted LOS standard service volume; and
c.For all other links, the project traffic is considered to be significant up to the point
where it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant
and submitted as part of the traffic impact statement that addresses the project’s
significant impacts on all roadways.”
Staff finding: According to the TIS provided with this petition, the proposed 8928 Collier
Boulevard PUD Rezone development will generate a projected total of +/- 36 PM peak hour trips
on the adjacent roadway, Collier Boulevard/SR-951. The trips generated will occur on the
following adjacent roadway network links:
Roadway/Link Link Current Peak
Hour Peak
Direction
Volume/Peak
Direction
Projected
P.M. Peak
Hour/Peak
Direction
Project
Traffic (1)
2024 Level
of Service
(LOS)
2024
Remaining
Capacity
Collier
Boulevard
SR-951/34.0
Davis Blvd to
Rattlesnake
Hammock Rd
3,000/NB 22/NB F (2)(248)(2)
1.Source for P.M. Peak Hour/Peak Direction Project Traffic is the May 2024 Traffic Impact Statement provided by the
petitioner.
2.The existing deficiency is by Trip Bank, not caused by this development. The I-75 and Collier Blvd interchange
improvements and the 6-lane improvement of Collier Blvd north of the Golden Gate Canal are in the current work
programs for Collier County and FDOT. These improvements are expected to improve the road network once complete.
Finally, Florida State Statute 163.3180 is also applicable (see bullet points below).
Florida Statute 163.3180
Must allow an applicant to enter into a binding agreement to pay or construct theirproportionate fair share.
Facilities determined to be deficient with existing, committed, and vested trips plusprojected background traffic from any source other than the development shall be removedfrom the proportionate share calculation.
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PUDZ-PL20230018397, 8928 COLLIER BOULEVARD RPUD August 21, 2025
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The improvement necessary to correct this type of deficiency is the funding responsibilityof the maintaining entity.
Applicant must receive credit for the anticipated road impact fees.
Based on the TIS provided by the applicant, the 2024 AUIR, and State Statute 163.3180, the
subject PUD can be found consistent with Policy 5.1 of the Transportation Element of the Growth
Management Plan. Transportation Planning staff finds this petition consistent with the GMP.
Conservation and Coastal Management Element (CCME): Environmental Planning staff have
found this project to be consistent with the CCME. The project site consists of 8.15 acres of native
vegetation. A minimum of 1.22 acres (15%) of native vegetation is required to be preserved.
GMP Conclusion: The proposed PUD Rezone may be deemed consistent with the FLUE of the
GMP, subject to the adoption of the companion GMPA.
STAFF ANALYSIS:
Staff completed a comprehensive evaluation of this land use petition, including the criteria upon
which a recommendation must be based, specifically noted in Land Development Code (LDC)
Section 10.02.13 B.5., Planning Commission Recommendation (commonly referred to as the
“PUD Findings”), and Section 10.02.08 F., Nature of Requirements of Planning Commission
Report (referred to as “Rezone Findings”), which establish the legal basis to support the Collier
County Planning Commission’s (CCPC) recommendation. The CCPC uses these same criteria as
the basis for their recommendation to the Board of Collier County Commissioners (BCC), who, in
turn, use the criteria to support their action on the rezoning request. An evaluation relative to these
subsections is discussed below, under the heading “Zoning and Land Development Review.” In
addition, staff offers the following analysis:
Environmental Review: Environmental Planning staff have reviewed the petition to address
environmental concerns. The required preserve is 1.22 acres (15% of 8.15 acres). The
environmental data indicate that the proposed project is located in an area with the potential to
contain a variety of protected animal species; however, none were observed on-site.
The proposed project is located within the U.S. Fish and Wildlife Service (FWS) consultation area
for Bonneted Bat (Eumops floridanus); however, no evidence was found indicating that trees were
being utilized. The Environmental Data indicates the subject property falls within the FWS
primary Florida Panther (Felis concolor coryi) habitat. There were no observations of panther
onsite; consultation with FWS may be required to obtain panther mitigation.
The Florida Fish and Wildlife Conservation Commission (FWC) wildlife data indicate the
presence of black bears (Ursus americanus floridanus) in the area. A Black Bear management plan
will need to be included at PPL or SDP review. Additionally, the property contains potential
habitat for Eastern indigo snake (Drymarchon corais couperi). Consultation with the US Fish and
Wildlife Service (USFWS) and the Florida Fish and Wildlife Conservation Commission (FWCC)
regarding guidelines and permitting requirements will be required prior to construction.
This project does not require an Environmental Advisory Council (EAC) review, as this project
did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of
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the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends
approval of the proposed petition.
Transportation Review: Transportation Planning staff has reviewed the petition for compliance
with the GMP and the LDC and recommends approval of this project.
Utility Review: The project is located within the regional potable water service area and the
southern wastewater service area of the Collier County Water-Sewer District (CCWSD). Water
and wastewater services are available via existing infrastructure within the adjacent Collier
Boulevard right-of-way along the western boundary of the project. Sufficient water and
wastewater treatment capacities are available.
Developer commitments are listed in “Exhibit F” of the PUD Exhibit A-F document under the
“Utilities” section.
Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient
capacity to serve the project will be the responsibility of the owner/developer and will be conveyed
to the CCWSD at no cost to the County at the time of utility acceptance.
School Review: Currently, there is existing capacity within the next five years for the proposed
development at the elementary, middle, and high school levels. At the time of the site plan or plat,
the development project would be reviewed for concurrency to ensure there is capacity either
within the concurrency service area in which the project is located or adjacent concurrency service
areas.
Stormwater Review: Stormwater staff has reviewed the petition for compliance with the GMP and
the LDC and recommends approval of this project.
Affordable Housing Review: The Housing Policy & Economic Development Division staff has
reviewed the petition. The 8928 Collier Boulevard PUD proposes to be developed as follows:
A residential community that will include up to 92 multifamily rental units at a density of 9.69
units per acre. The development proposes to include 30% of the residential units (28 units) as
affordable housing, with 15% (14 units) restricted to households below 80% of Area Median
Income (AMI) and 15% (14 units) restricted to households below 100% AMI.
For reference, the 2025 Florida Housing Finance Corporation Income and Rent Limits are:
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The developer also commits to priority marketing for 50% of the affordable units to Essential
Services Personnel.
All the above-mentioned restrictions and commitments will remain in effect for thirty (30) years.
The need for affordable housing units is great in Collier County, as the University of Florida
Shimberg Center for Housing reports that there are currently 54,275 cost-burdened households in
Collier County, with 26,756 of those spending more than 50% of their monthly income on housing
expenses.
The Shimberg Center also reports that the average observed monthly rent for apartments in Collier
County has risen sharply, doubling over the past decade to $2,933 (as of 2025).
Approval of this petition will assist Collier County in addressing the continued need for affordable
housing.
Zoning and Land Development Review: As previously stated, the request is to rezone the property
from the Agriculture (A) zoning district to a Residential Planned Unit Development (RPUD)
zoning district, allowing for the development of 92 multi-family residential units at 10 dwelling
units per acre. The units will be subject to an Affordable Housing Density Bonus Agreement,
which will provide 30% of the units (28 units) for households earning 80% to 100% of the
County’s AMI.
Zoning staff have evaluated the proposed use related to intensity and compatibility. The proposed
density of 9.69 dwelling units per acre is calculated based on an affordable housing commitment
allowing a maximum of 92 multi-family dwelling units. The density is similar to the density of 10
dwelling units per acre in the adjacent Collier Boulevard Lord’s Way PUD to the south, which also
has an affordable housing component.
The petitioner proposes a maximum zoned building height of 52 feet and an actual building height
of 56 feet, which is less than the zoned building height of 75 feet and an actual building height of
85 feet in the adjacent Hacienda Lakes PUD.
The proposed landscape buffers meet the minimum code. There is a proposed 15-foot-wide Type
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D landscape buffer along Collier Boulevard (trees 30 feet on center) and a 10 to 15-foot-wide Type
B landscape buffer (trees 25 feet on center and a 6-foot-high hedge) along the north and south
property lines where there is no preserve.
REZONE FINDINGS:
Staff completed a comprehensive evaluation of this land use petition including the criteria upon
which a recommendation must be based, specifically noted in LDC Subsection 10.02.13 B.5.,
Planning Commission Recommendation (commonly referred to as the “PUD Findings”), and
Subsection 10.02.08 F., Nature of Requirements of Planning Commission Report (referred to as
“Rezone Findings”), which establish the legal bases to support the CCPC’s recommendation. The
CCPC uses these same criteria as the basis for their recommendation to the BCC, who, in turn, use
the criteria to support their action on the rezoning request. An evaluation relative to these
subsections is discussed below, under the heading “Zoning and Land Development Review
Analysis.” In addition, staff offers the following analysis:
1.Whether the proposed change will be consistent with the goals, objectives, and policies,
and future land use map, and the elements of the GMP.
The Comprehensive Planning staff has reviewed this petition and has found it not consistent with
the GMP. Approval of this PUD Rezone petition is contingent upon the companion GMPA
petition PL20230013845, Bonita Flores Residential Infill Subdistrict, that provides for the
requested residential density. Therefore, the PUD may only be found consistent with the GMPA if
the GMPA is approved and becomes effective.
2.The existing land use pattern.
As described in the “Surrounding Land Use and Zoning” portion of this report and discussed in the
zoning review analysis, the neighborhood’s existing land use pattern can be characterized as
residential.
3.The possible creation of an isolated district unrelated to adjacent and nearby districts.
The subject parcel will not result in an isolated district unrelated to adjacent and nearby districts.
4.Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The district boundaries are logically drawn as discussed in Items 2 and 3.
5.Whether changed or changing conditions make the passage of the proposed rezone
necessary.
The proposed change is not necessary, but it is being requested in compliance with the LDC
provisions to seek such changes, as the petitioner wishes to allow for the development of 92
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residential units, with 10 dwelling units per acre. Furthermore, the proposed RPUD will provide
affordable housing.
6.Whether the proposed change will adversely influence living conditions in the
neighborhood.
It is staff’s opinion that the proposed change will not adversely affect living conditions in the
neighborhood. The proposed MPUD is compatible with adjacent land uses.
7.Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses, because of peak
volumes or projected types of vehicular traffic, including activity during construction phases of
the development, or otherwise affect public safety.
As previously stated, Transportation Planning staff finds this petition consistent with the GMP.
Operational impacts will be addressed at time of first development order (SDP or Plat).
Additionally, the project’s development must comply with all other applicable concurrency
management regulations when development approvals are sought.
8.Whether the proposed change will create a drainage problem.
The proposed PUD Rezone will not create a drainage problem. Furthermore, the project is subject
to the requirements of Collier County and the South Florida Water Management District
environmental resource permitting requirements.
9.Whether the proposed change will seriously reduce light and air to adjacent areas.
The proposed PUD Rezone will not reduce light or air to adjacent areas, both inside and outside
the PUD. Furthermore, the PUD Document provides adequate property development regulations
to ensure that light and air are not seriously reduced in adjacent areas. The Master Plan further
demonstrates that the locations of the proposed preserve and open space areas should ensure that
light and air are not seriously reduced in adjacent areas.
10.Whether the proposed change would adversely affect property values in the adjacent area.
Staff found no evidence that the proposed PUD Rezone would adversely impact property values.
11.Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
The property to the west is developed. The properties to the north and south are undergoing
building construction. The property to the east is undeveloped. The basic premise underlying all
of the development standards in the LDC is that their sound application, when combined with the
SDP approval process and PPL process, gives reasonable assurance that a change in zoning will
not result in deterrence to improvement or development of the adjacent property. Therefore, the
proposed zoning change should not be a deterrent to the improvement of adjacent properties.
Page 2675 of 3380
PUDZ-PL20230018397, 8928 COLLIER BOULEVARD RPUD August 21, 2025
Page 12 of 15
12.Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
The proposed PUD rezone can be found consistent with the LDC and the GMP, subject to the
adoption of the companion GMPA. Thus, the proposed change can be deemed to be in alignment
with public welfare and not a grant of special privilege.
13.Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
There are no substantial reasons why the property can not be used in accordance with the current
zoning. However, the applicant proposes to provide 30% affordable housing (28 residential units),
which will contribute towards satisfying an affordable housing deficiency in Collier County.
14.Whether the change suggested is out of scale with the needs of the neighborhood or the
county.
The proposed change is not out of scale with the needs of the neighborhood or the county. The
proposed change will address an affordable housing need of the county.
15.Whether it is impossible to find other adequate sites in the county for the proposed use in
districts already permitting such use.
There may be other sites in the County that could accommodate the uses proposed; however, this
is not the determining factor when evaluating the appropriateness of a zoning decision. The
petition was reviewed on its merits for compliance with the GMP and the LDC; staff do not review
other sites in conjunction with a specific petition.
16.The physical characteristics of the property and the degree of site alteration that would be
required to make the property usable for any of the range of potential uses under the proposed
zoning classification.
Any development anticipated by the PUD Document would require site alteration, and this project
will undergo evaluation relative to all federal, state, and local development regulations during the
SDP and/or PPL processes, and as part of the building permit process.
17.The impact of development on the availability of adequate public facilities and services
consistent with the levels of service adopted in the Collier County GMP and as defined and
implemented through the Collier County adequate public facilities ordinance.
The development will have to meet all applicable criteria set forth in the LDC regarding Adequate
Public Facilities. The project must also be consistent with all applicable goals and objectives of the
GMP regarding adequate public facilities. This petition has been reviewed by county staff that is
responsible for jurisdictional elements of the GMP as part of the rezoning process, and staff have
concluded that the developer has provided appropriate commitments so that the impacts to the
Level of Service (LOS) will be minimized.
Page 2676 of 3380
PUDZ-PL20230018397, 8928 COLLIER BOULEVARD RPUD August 21, 2025
Page 13 of 15
18.Such other factors, standards, or criteria that the Board of County Commissioners shall
deem important in the protection of the public health, safety, and welfare.
To be determined by the BCC during its advertised public hearing.
PUD FINDINGS:
LDC Section 10.02.13.B.5 states that “In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan’s compliance with the following criteria:”
1. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
The roadway infrastructure is sufficient to serve the proposed project. Operational impacts will be
addressed at the time of the first development order (SDP or Plat), at which time a new TIS will be
required to further demonstrate turning movements for all site access points. Finally, the project’s
development must comply with all other applicable concurrency management regulations when
development approvals are sought, including, but not limited to, any plats and/or site development
plans.
Water and wastewater mains are available along Collier Boulevard at the western boundary of the
project, and there are adequate water and wastewater treatment capacities to serve the project.
Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient
capacity to serve the project will be the responsibility of the owner/developer and will be conveyed
to the CCWSD at no cost to the County at the time of utility acceptance.
2.Adequacy of evidence of unified control and suitability of any proposed agreements,
contract, or other instruments, or for Rezones in those proposed, particularly as they may relate
to arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense.
Documents submitted with the application provided satisfactory evidence of unified control of the
property. Additionally, the development will be required to gain SDP approval. These processes
will ensure that appropriate stipulations for the provision of, continuing operation of, and
maintenance of infrastructure will be provided by the developer.
3.Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the GMP.
There is a companion GMPA petition, PL20230013845, for the Bonita Flores Residential Infill
Subdistrict, which provides for the requested residential density. Therefore, the PUD may only be
found consistent with the GMPA if the GMPA is approved and becomes effective.
Page 2677 of 3380
PUDZ-PL20230018397, 8928 COLLIER BOULEVARD RPUD August 21, 2025
Page 14 of 15
4.The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
The proposed landscaping and buffering standards are compatible with the adjacent uses. Staff has
concluded that this Rezone will not change the project’s compatibility, both internally and
externally.
5.The adequacy of usable open space areas in existence and as proposed to serve the
development.
The amount of open space set aside for this project meets the minimum requirement of the LDC.
6.The timing or sequence of development for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
Water and wastewater mains are available along Collier Boulevard at the western boundary of the
project, and there are adequate water and wastewater treatment capacities to serve the project.
Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient
capacity to serve the project will be the responsibility of the owner/developer and will be conveyed
to the CCWSD at no cost to the County at the time of utility acceptance.
The roadway infrastructure is sufficient to serve the proposed project. Operational impacts will be
addressed at the time of the first development order (SDP or Plat), at which time a new TIS will be
required to further demonstrate turning movements for all site access points. Finally, the project’s
development must comply with all other applicable concurrency management regulations when
development approvals are sought, including, but not limited to, any plats and/or site development
plans.
7. The ability of the subject property and of surrounding areas to accommodate expansion.
Water and wastewater mains are available along Collier Boulevard. There are adequate water and
wastewater treatment capacities to serve the project.
Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient
capacity to serve the project will be the responsibility of the owner/developer and will be conveyed
to the CCWSD at no cost to the County at the time of utility acceptance.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on a determination that such modifications are justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
Page 2678 of 3380
PUDZ-PL20230018397, 8928 COLLIER BOULEVARD RPUD August 21, 2025
Page 15 of 15
This criterion essentially requires an evaluation of the extent to which development standards and
deviations proposed for this PUD depart from development standards that would be required for
the most similar conventional zoning district. There are no deviations.
NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted a NIM on May 19, 2025, at the Collier South Regional Library, located at
8065 Lely Cultural Parkway, Naples, Florida. One resident attended the meeting virtually via
ZOOM, along with the physical presence of the Agent’s team. For further information, see
Attachment C–NIM Documents.
COUNTY ATTORNEY'S OFFICE REVIEW:
The County Attorney's Office reviewed the Staff Report for this petition on August 20, 2025.
RECOMMENDATION:
Planning and Zoning Review staff recommends that the CCPC forward Petition PUDZ-
PL20230018397, 8928 Collier Boulevard RPUD, to the BCC with a recommendation of approval,
subject to the approval of the companion GMPA petition PL20230013845, Bonita Flores
Residential Infill Subdistrict.
Attachments:
Attachment A-Proposed PUD Ordinance
Attachment B-GMP Consistency Review Memorandum
Attachment C- NIM Documents
Attachment D-Application
Page 2679 of 3380
[24-CPS-02548/1973976/1]121
8928 Collier Blvd / PUDZ-PL20230018397
9/24/25 1 of 2
ORDINANCE NO. 2025-_____
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO.
2004-41, AS AMENDED, THE COLLIER COUNTY LAND
DEVELOPMENT CODE, WHICH ESTABLISHED THE
COMPREHENSIVE ZONING REGULATIONS FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY
AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS
BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN
DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL
(A) ZONING DISTRICT TO A RESIDENTIAL PLANNED UNIT
DEVELOPMENT (RPUD) FOR THE PROJECT TO BE KNOWN AS
8928 COLLIER BOULEVARD RPUD TO ALLOW FOR 92 MULTI-
FAMILY RESIDENTIAL DWELLING UNITS WITH AFFORDABLE
HOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE EAST
SIDE OF COLLIER BOULEVARD APPROXIMATELY 1,300 FEET
NORTH OF HACIENDA LAKES PARKWAY IN SECTION 14,
TOWNSHIP 50 SOUTH, RANGE 26 EAST, CONSISTING OF 9.49±
ACRES; AND BY PROVIDING AN EFFECTIVE DATE.
[PL20230018397]
WHEREAS, Josh Phillpott, AICP of Stantec Consulting Services, Inc., representing
Catana Construction, Inc. petitioned the Board of County Commissioners to change the zoning
classification of the herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE:
The zoning classification of the herein described real property located in Section 14,
Township 50 South, Range 26 East, Collier County, Florida, is changed from a Rural
Agricultural (A) Zoning District to a Residential Planned Unit Development (RPUD) for a
project to be known as 8928 Collier Boulevard RPUD, in accordance with Exhibits A through F,
attached hereto and incorporated herein and by reference made part hereof. The appropriate
zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier
County Land Development Code, is/are hereby amended accordingly.
Page 2680 of 3380
[24-CPS-02548/1973976/1]121
8928 Collier Blvd / PUDZ-PL20230018397
9/24/25 2 of 2
SECTION TWO:
This Ordinance shall become effective upon filing with the Department of State and on
the date that the Growth Management Plan Amendment in Ordinance No. 2025-_____ becomes
effective.
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this _______ day of ______________, 2025.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
By: _____________________________ By: _______________________________
, Deputy Clerk Burt L. Saunders, Chairman
Approved as to form and legality:
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachments:
Exhibit A - List of Permitted Uses
Exhibit B - Development Standards
Exhibit C - Master Plan
Exhibit D - Legal Description
Exhibit E – List of Deviations
Exhibit F - List of Developer Commitments
Page 2681 of 3380
EXHIBIT “A”
8928 Collier Boulevard PUD (PL20230018397) July 1, 2025
Page 1 of 10
LIST OF PERMITTED USES
Regulations for development of this PUD shall be in accordance with the contents of this document and
all applicable sections of the Growth Management Plan (GMP), the Land Development Code (LDC), and
the Administrative Code in effect at the time of approval of the Site Development Plan (SDP) or plat.
PERMITTED USES:
A maximum of 92 dwelling units shall be permitted in this PUD. No building or structure, or part thereof,
shall be erected, altered or used, or land use, in whole or in part, for other than the following:
RESIDENTIAL:
A.Principal Use:
1.Multi-Family Residential Dwelling Units – Tract “R”
Any other principal use which is comparable in nature with the foregoing list of permitted principal
uses, as determined by the Board of Zoning Appeals or the Hearing Examiner by the process
outlined in the LDC.
B.Accessory Use(s):
Accessory uses customarily associated with Permitted Principal Uses, including but not limited to:
1. Carports and garages; and
2.Community administrative facilities and recreational facilities intended to serve residents and
guests; and
3.Construction offices (during active construction only); and
4.Leasing offices; and
5.Open space uses and structures such as, but not limited to, boardwalks, nature trails, gazebos
and picnic areas; and
6.Storage shed; and
7.Swimming pools and spas for residents and their guests; and
8.Water management facilities to serve the project such as lakes.
Page 2682 of 3380
EXHIBIT “A”
8928 Collier Boulevard PUD (PL20230018397) July 1, 2025
Page 2 of 10
PRESERVE:
A.Allowable Uses:
1.Nature trails and boardwalks that do not reduce the amount of required preserve area to be
retained.
2.Mitigation for environmental permitting, as per LDC requirements.
3.Passive Recreation areas, as per LDC requirements.
4.Water management and water management structures, as per LDC requirements.
Page 2683 of 3380
EXHIBIT “B”
8928 Collier Boulevard PUD (PL20230018397) July 1, 2025
Page 3 of 10
DEVELOPMENT STANDARDS
Table 1 below sets forth the development standards for the land uses within the 8928 Collier Boulevard
PUD. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC
in effect as of the date of approval of the Site Development Plan (SDP), Site Development Plan Amendment
(SDPA) or Plat.
TABLE I - RESIDENTIAL DEVELOPMENT STANDARDS
DEVELOPMENT STANDARDS MULTI -FAMILY
Minimum Floor Area Per Unit 550 square feet per dwelling unit
Minimum Lot Area N/A
Minimum Lot Width N/A
Minimum Lot Depth N/A
Minimum Setbacks
Front 30 Feet
Side, North Side 15 Feet
Side, South Side 25 feet (Preserve)
Rear 30 Feet
Maximum Building Height
Zoned / Actual
Four Maximum Building Height Stories,
not to exceed 52 feet as zoned and not to
exceed 56 feet actual
ACCESSORY STRUCTURES *1
Minimum Setbacks
Front SPS*
Side, North Side 15 Feet
Side, South Side 10 Feet
Rear SPS*
Footnotes:
*SPS – Same as Principal Structure
*1 – Community structures such as guardhouses, gatehouses, fences, walls, columns, decorative
architectural features, streetscape, passive parks and access control structures shall have no required
internal setback, and are permitted throughout the PUD; however, such structures shall be located such
that they do not cause vehicular stacking into the road right-of-way or create site distance issues for
motorists and pedestrians or conflict with utility standards for required separation between utility
infrastructure and buildings or structures.
Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is
expressly stated in a list of deviations.
Page 2684 of 3380
COLLIER BLVD(CR 951)ZONED: HACIENDA LAKES MPUD/DRIUSE: SINGLE FAMILY RESIDENTIALZONED: LORDS WAY MPUDUSE: MULTI-FAMILY RESIDENTIALZONED: HACIENDA LAKES MPUD/DRIUSE: SINGLE FAMILY RESIDENTIAL170' FPL
ESMT
155' ACCESS
ESMT
CONSERVATION EASEMENTO.R. 2532, PG. 2206SITE BOUNDARYPOTENTIAL 5' ± HIGH RETAINING WALL(FINAL LOCATION AND DESIGN TO BEDETERMINED AT TIME OF SITEDEVELOPMENT PLAN)PROP. RIGHT TURN LANEEX. COLLIER BLVD CANALEX. 10' MULTI-USE PATH15' WIDE TYPE
'D' BUFFER
15.5' ROW
COMPENSATION 15' WIDE TYPE'B' BUFFER10' WIDE TYPE'A' BUFFER20' LME25' MIN. BLDGSETBACK15' MIN. BLDGSETBACK30' MIN. BLDG SETBACK
15' UTILITY
ESMT15' WIDE TYPE'B' BUFFER(SEE NOTE 2)25' PRESERVE
BOUNDARY
RPUBLIC UTILITYEASEMENT ANDPUBLIC WELL40'50'3N
Feet0180360LEGENDDETENTION AREALAKE AREAThe Contractor shall verify and be responsible for all dimensions. DO NOT scalethe drawing - any errors or omissions shall be reported to Stantec without delay.The Copyrights to all designs and drawings are the property of Stantec.Reproduction or use for any purpose other than that authorized by Stantec is forbidden.Tel:www.stantec.comStantec Consulting Services Inc.1821 Victoria Avenue Suite 1Fort Myers, FL 33901-3436(239) 939-10202025.06.17 4:03:08 PM \\us0255-ppfss01\shared_projects\215618460\planning\drawing\master_concept_plan\215618460 master-plan-c
Project No.Figure No.DateReference SheetTitleClient/ProjectNotesRevisionCOLLIER BLVD GMPACOLLIER COUNTY215618460EXHIBIT C MASTER PLANPETITION: 8928 Collier BoulevardPUD (PL20230018397)2025.05.19PRESERVERESIDENTIALINGRESS/EGRESSRNOTES:1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TOMODIFICATION DUE TO AGENCY PERMITTINGREQUIREMENTS.2. PRESERVES CAN BE USED TO MEET LDC LANDSCAPEBUFFER PER LDC SECTION 4.06.05.3. POTENTIAL FUTURE INTERCONNECTION WITH HACIENDALAKES PUDLANDSCAPE BUFFERS:NORTH: 15' TYPE BEAST: 15' TYPE B (SEE NOTE 2)SOUTH: 10' TYPE AWEST: 15' TYPE DTOTAL ACREAGE: 9.49OPEN SPACE: MIN. REQUIRED: 60% / 5.69 AC.OPEN SPACE PROVIDED: 61% / 5.79 ACNATIVE VEGETATION: 8.15REQUIRED PRESERVATION (15%): 1.22 ACPROVIDED PRESERVATION: 1.22 ACPage 2685 of 3380
EXHIBIT “D”
8928 Collier Boulevard PUD (PL20230018397) July 1, 2025
Page 5 of 10
Legal Description
THE SOUTH ½ OF THE SOUTH ½ OF THE NORTHWEST ¼ OF THE NORTHWEST ¼ OF SECTION 14,
TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, LESS & EXCEPT THE WEST 100 FEET
FOR STATE 951.
Page 2686 of 3380
EXHIBIT “E”
8928 Collier Boulevard PUD (PL20230018397) July 1, 2025
Page 6 of 10
List of Requested LDC Deviations and Justifications for Each
At this time, no deviations are being requested.
Page 2687 of 3380
EXHIBIT “F”
8928 Collier Boulevard PUD (PL20230018397) July 1, 2025
Page 7 of 10
List of Development Commitments
The purpose of this Section is to set forth the development commitments for the development of this
project.
GENERAL
1.One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-
out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until
close-out of the PUD. At the time of this PUD approval, the Managing Entity is Bonita Flores I, LLC.
Should the Managing Entity desire to transfer the monitoring and commitments to a successor
entity, then it must provide a copy of a legally binding document that needs to be approved for
legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released
of its obligations upon written approval of the transfer by County staff, and the successor entity
shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity
shall provide written notice to the County that includes an acknowledgement of the commitments
required by the PUD by the new owner and the new owner's agreement to comply with the
Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its
responsibility under this Section. When the PUD is closed out, then the Managing Entity is no
longer responsible for the monitoring and fulfillment of PUD commitments.
2.Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in any
way create any rights on the part of the applicant to obtain a permit from a state or federal agency
and does not create any liability on the part of the county for issuance of the permit if the a pplicant
fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or
undertakes actions that result in a violation of state or federal law." (Section 125.022, FS)
3.All other applicable state or federal permits must be obtained before commencement of the
development.
TRANSPORTATION
1.The maximum total trip generation for the PUD shall not exceed thirty-six (36) two-way PM peak
hour net trips based on the use codes in the ITE manual on trip generation rates in effect at the
time of Site Development Plan Amendment (SDPA ) or subdivision plat approval.
2.At all times, if the existing 10-foot paved multi-use public pathway adjacent to the PUD is
impacted, developer and owner shall provide and maintain an alternative 10-foot multi-use public
pathway with, at a minimum, a compacted gravel base or equivalent acceptable to the Collier
County Transportation Department. Within 60 days of impacting the existing pathway, the
developer or owner shall reconstruct the existing 10-foot paved multi-use pathway adjacent to
Page 2688 of 3380
EXHIBIT “F”
8928 Collier Boulevard PUD (PL20230018397) July 1, 2025
Page 8 of 10
the PUD using the same specifications and materials as initial construction of existing 10-foot
paved multi-use public pathway by County or FDOT.
3.Prior to the issuance of the first certificate of occupancy, a bridge providing pedestrian and
vehicular access to the site will be completed by owner at its sole expense according to County
standards for bridge access to a residential development. Unless County establishes a funding
mechanism or County otherwise agrees, owner as shown on the right-of-permit shall own and
maintain the bridges that provide vehicular or pedestrian access to the RPUD.
UTILITIES
1.At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP)
approval, as the case may be, offsite improvements and/or upgrades to the wastewater
collection/transmission system may be required to adequately handle the total estimated peak
hour flow from the project. Whether or not such improvements are necessary, and if so, the exact
nature of such improvements and/or upgrades shall be determined by the county during the PPL
or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and
installed at the developer's expense and may be required to be in place prior to issuance of a
certificate of occupancy for any portion or phase of the development that triggers the need for
such improvements and/or upgrades.
2.At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP)
approval, as the case may be, offsite improvements and/or upgrades to the water
distribution/transmission system may be required to adequately handle the total estimated peak
hour flow to the project. Whether or not such improvements are necessary, and if so, the exact
nature of such improvements and/or upgrades shall be determined by the county during the PPL
or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and
installed at the developer's expense and may be required to be in place prior to issuance of a
certificate of occupancy for any portion or phase of the development that triggers the need for
such improvements and/or upgrades.
ENVIRONMENTAL
1.The Residential PUD (RPUD) shall be required to preserve 15% of native vegetation. There are
8.15± acres of native vegetation on-site requiring a minimum preservation of 1.22± acres (8.15 X
.15 = 1.22). A minimum of 1.22± acres of native vegetation shall be retained on-site.
2.The developer commits to adhere to the Florida Fish and Wildlife Conservation Commission Black
Bear Management Plan, as applicable. The informational brochure created by the Florida Fish and
Wildlife Conservation Commission (FWCC) titled “A Guide to Living in Bear County” will be
distributed to future homeowners and construction/maintenance personnel. Residents will be
provided with information on how to secure their garbage containers to discourage bears from
foraging in trash receptacles and the project will utilize bear resistance dumpsters in locations to
be determined at the time of Site Development Plan (SDP) approval.
Page 2689 of 3380
EXHIBIT “F”
8928 Collier Boulevard PUD (PL20230018397) July 1, 2025
Page 9 of 10
3.Preserves can be used to meet LDC Landscape Buffers per LDC section 4.06.05.
4.Developer may at its option construct a 5± foot high retaining wall as shown on the Master Plan
(final location and design to be determined at time of site development plan).
AFFORDABLE HOUSING
1.Twenty -eight (28) units (30% of the total approved) will be income and rent restricted as follows:
a.Fourteen (14) units will be rented to households whose incomes do not exceed eighty percent
(80%) of the Area Median Income (AMI) for Collier County with corresponding rent limits as
determined annually by the Florida Housing Finance Corporation or as otherwise provided by
Collier County.
b.Fourteen (14) units will be rented to households whose incomes do not exceed one hundred
percent (100%) of the AMI for Collier County with corresponding rent limits as determined
annually by the Florida Housing Finance Corporation or as otherwise provided by Collier
County.
c.These twenty-eight (28) income and rent-restricted units will be subject to this requirement
for a period of thirty (30) years from the date of certificate of occupancy of the first income
and rent-restricted unit.
d.By way of example, the 2025 Florida Housing Finance Corporation Income and Rent Limits are:
County (Metro)
Percentage
Category
Income Limit by Number of Persons in Unit Rent Limit by Number of Bedrooms in Unit
1 2 4 1 2 3
2025 Collier
County
Median
Household
Income
$113,600
40% $31,840 $36,360 $45,440 $852 $1,023 $1,181
60% $47,760 $54,540 $68,160 $1,278 $1,534 $1,772
80% $63,680 $72,720 $90,880 $1,705 $2,046 $2,363
100% $79,600 $90,900 $113,600 $2,131 $2,557 $2,953
120% $95,520 $109,080 $136,320 $2,557 $3,069 $3,544
140% $111,440 $127,260 $159,040 $2,983 $3,580 $4,135
Source: Florida Housing Finance Corporation, based upon figures provided by the United States Department of Housing and
Urban Development (HUD)
e.Preference to fifty percent (50%) of the income and rent-restricted units (14 units) shall be
given to Essential Service Personnel (ESP) and/or military veterans. ESP means natural persons
or families with at least one of whom is employed as police or fire personnel, a childcare
worker, a teacher or other educational personnel, health care personnel, skilled building
trades personnel, active-duty military, or a government employee. Any time that a unit
becomes vacant, if ESP or military veterans occupy less than 14 units, the next available unit
will be offered to ESP and military veterans. This commitment for ESP and military veterans
shall remain in effect for a period of thirty (30) years from the date of certificate of occupancy
of the first income and rent-restricted unit.
Page 2690 of 3380
EXHIBIT “F”
8928 Collier Boulevard PUD (PL20230018397) July 1, 2025
Page
f. The ratio of unit size types (i.e.: 1-bedroom, 2-bedroom, 3-bedroom, etc.) shall be consistent
throughout the market rate and affordable units.
2. As part of Collier County’s annual monitoring for this PUD, the owner will provide to Collier County
Community and Human Services Division (CHS) an annual report at least forty-five (45) days prior
to the anniversary of the adoption of this PUD that provides the progress and monitoring of
occupancy and income and rent-restricted units. The annual report will be provided in a format
approved by CHS. The owner further agrees to on-site monitoring by the County.
Page 2691 of 3380
Growth Management Community Development • Planning & Zoning
2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/
CONSISTENCY MEMORANDUM
TO: Nancy Gundlach, Planner III, Zoning Services
FROM: Jessica Constantinescu, Planner II, Comprehensive Planning
Growth Management Community Development Department
DATE: August 18, 2025
SUBJECT: 8928 Collier Boulevard Planned Unit Development (RPUD) [PL20230018397]
_________________________________________________________________________________
REQUEST: To change the zoning district of a property from Agricultural (A) to Residential Planned
Unit Development (RPUD), allowing for development of a multi-family residential neighborhood of
92 dwelling units.
LOCATION: The ±9.49-acre subject property is located on the east side of Collier Boulevard (CR
951) approximately 1,300 feet north of Hacienda Lakes Parkway, within Section 14, Township 50
South, Range 26 East, Collier County, Florida.
COMPREHENSIVE PLANNING COMMENTS: The Future Land Use Element (FLUE) of the
Growth Management Plan (GMP) currently designates this property as Urban Mixed Use District,
Urban Residential Fringe Subdistrict. The Urban Residential Fringe designation is intended to provide
transitional densities between Urban designated areas and Agricultural/Rural designated areas. The
maximum allowable density within the Urban Residential Fringe Subdistrict is 1.5 units per gross acre.
The site is also located within the Residential Density Band of Activity Center #7. Residential Density
Bands allow for increased density of up to 3.0 dwelling units per gross acre (DU/A), within 1 mile of
a Mixed Use Activity Center. Additional density in the Urban Residential Fringe Subdistrict is
attainable in various methods, including Transfer of Development Rights (TDRs) or eligibility of
Affordable Housing Density Bonuses.
The companion Growth Management Plan Amendment (GMPA-PL20230013845) proposes to re-
designate the subject property from the Urban Residential Fringe Subdistrict to create a new subdistrict
known as the Bonita Flores Residential Infill Subdistrict, to allow multifamily residential development
at a density of 10.0 dwelling units per acre. The proposed text for the new subdistrict allows these
dwelling units at a maximum zoned height of 52 feet and four stories.
The site, in its existing FLUE designation, has potential to qualify for increased densities beyond its
base entitlement. The eligibility of density offered by the Urban Residential Fringe designation may
render the site for an allowance of up to 5.8 DU/A, comprised of its base density of 1.5 DU/A; plus 3.0
DU/A provided through the Residential Density Band; and additionally, up to 1.3 DU/A upon
Page 2692 of 3380
Growth Management Community Development • Planning & Zoning
2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/
redemption of TDR credits from lands designated as Rural Fringe Mixed Use Sending areas. The Urban
Residential Fringe subdistrict provisions limit the application of affordable housing to specified
properties as listed within the subdistrict text in Paragraph B. on pages 30 and 31 of the FLUE. The
legal description of the subject site is not listed as an eligible property.
Generally, the surrounding residential properties are approved for significantly lower densities than
what is proposed, ranging from 0.78 DU/AC for the Hacienda Lakes PUD/DRI to 1.67 DU/AC for the
Naples Lakes Country Club PUD. Conversely, the adjacent Collier Boulevard Lord’s Way Mixed Use
Subdistrict is approved for 10.0 DU/AC.
The petitioner seeks to not only increase the residential density of the site but also provide the public
benefit of affordable housing. The companion GMPA includes data and analysis in the form of a Market
Study, which indicates a considerable gap in demand forecasting for affordable multi-family housing
at the rates proposed in the South Collier County submarket area.
FLUE Policy Analysis:
Certain applicable Future Land Use Element (FLUE) policies are shown as follows in [italics] followed
by staff analysis in [bracketed bold text].
Policy 5.4: All applications and petitions for proposed development shall be consistent with this
Growth Management Plan, as determined by the Board of County Commissioners. [The petition, upon
approval of the corresponding Growth Management Plan Amendment by the Board of County
Commissioners, will then attain consistency with the GMP.]
Policy 5.5: Discourage unacceptable levels of urban sprawl in order to minimize the cost of community
facilities by: confining urban intensity development to areas designated as Urban on the Future Land
Use Map; requiring that any additions to the Urban Designated Areas be contiguous to an existing
Urban Area boundary; and, encouraging the use of creative land use planning techniques and
innovative approaches to development in the County’s Agricultural/Rural designated area, which will
better serve to protect environmentally sensitive areas, maintain the economic viability of agriculture
and other predominantly rural land uses, and provide for cost efficient delivery of public facilities and
services. [The proposed development is an infill project within the Urban designated area.
Infrastructure is available at the subject site. The development does not represent urban sprawl.]
Policy 5.6:
New developments shall be compatible with, and complementary to, the surrounding land uses, as set
forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October
18, 2004, as amended). [Comprehensive Planning staff leaves this determination to Zoning staff
as part of their review of the petition.]
Policy 7.1: The County shall encourage developers and property owners to connect their properties
to fronting collector and arterial roads, except where no such connection can be made without violating
intersection spacing requirements of the Land Development Code. [The proposed RPUD fronts
Collier Boulevard (County Road 951), which will serve as the access point for the development.]
Page 2693 of 3380
Growth Management Community Development • Planning & Zoning
2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/
Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce
vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals.
[As the scale of the development and dedicated preservation areas limit the capacity available to
utilize internal and loop road design, analysis of this policy may not be considered appropriate
for a development of this size.]
Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or
interconnection points with adjoining neighborhoods or other developments regardless of land use
type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the
Transportation Element. [The petitioner has indicated an initiative to provide vehicular and/or
pedestrian/bicycle interconnection(s) with the adjoining Hacienda Lakes parcel on the north
boundary. The location of the interconnection is shown on the conceptual Master Plan.]
Policy 7.4: The County shall encourage new developments to provide walkable communities with a
blend of densities, common open spaces, civic facilities and a range of housing prices and types. [The
development will be connected to the multi-use trail along the east side of Collier Boulevard and
is within ½ mile walking distance of Activity Center #7. The site will feature 30% open space,
including a lake and 1.22 acres of preserve area. The residential component of the development
will provide 30% of its one-bedroom and two-bedroom multifamily units as reserved for low and
moderate ranges of Area Median Income for a period of 30 years, of which 50% of the reserved
units will be rented to essential service personnel and military veterans.]
CONCLUSION:
Based on the above analysis, staff finds the subject petition consistent with the Future Land Use
Element of the Growth Management Plan.
Page 2694 of 3380
8928 Collier Boulevard
Growth Management Plan Amendment (PL20230013845)
& Rezone Request (PL20230018397)
Neighborhood Information Meeting: May 19, 2025 5:30P-6:25P
Summary
In compliance with Collier County’s LDC Administrative Procedures Manual, Chapter 3, Section H,
Rezoning – Standard and Chapter 8, Section B, Neighborhood Information Meeting, a Neighborhood
Information Meeting for the residents within 500 feet of 8928 Collier Boulevard was held on Monday, May
19, 2025 at 5:30p.m. at the Collier County South Regional Library, Room A, 8065 Lely Cultural Parkway,
Naples, FL 34113 as well as virtually at http://bit.ly/3GsrTPh. The newspaper advertisement affidavit,
mailed notice letter, and list of mailing labels for all properties within 500’ is provided in Exhibit A. The
sign-in sheet is attached as Exhibit B and demonstrates a total of 3 participants attended the meeting in-
person, including the 2 members of Collier County staff and the client, and 1 other attended virtually. The
meeting began at approximately 5:38 pm and concluded at approximately 6:25 pm. It was explained that
the intent of this neighborhood meeting was to focus on the two requests for the subject property, a
growth management plan amendment and a zoning amendment.
A presentation was given by the consultants from Stantec Consulting Services, Inc. outlining the Growth
Management Plan Amendment request to amend the Future Land Use from Adopted designation Urban
Residential Fringe Subdistrict to a Proposed designation Bonita Flores Residential Infill Subdistrict.
Additionally, the zoning amendment was also outlined and seeks approval from Rural Agricultural (A) to
Residential Planned Unit Development (PUD) on the property at 8928 Collier Boulevard, Naples, FL 34114.
The presentation provided an overview of the current future land use and zoning. The proposed
development and preliminary master concept plan were shared within a presentation, attached as Exhibit
C. The proposed project design discussed includes 92 multi-family residential units. It was mentioned that
the details of the project may be refined through the amendment process. The Neighborhood Information
Meeting is required after the initial staff review and comment period on the application have been completed
and at least 15 days before the first public hearing is held, whether it is the Planning Commission, Hearing
Examiner, the BCC, or the BZA.
After the consultant’s presentation was finished, questions, comments and concerns were shared by
attendees in the room and virtually. The following summarizes comments and questions shared.
Question/Comment 1: If vehicular interconnection to Hacienda isn't done, would pedestrian/trail access
still be considered?
¾ Response: Pedestrian access already exists along Collier Blvd. We would have same
challenges with pedestrian as we would vehicular access, if we can get a vehicle
connection then pedestrian connection would be similar. When Hacienda Lakes was
approved they didn’t have the interconnection proposed, we are proposing it and therefore
it is this project’s burden. However, Hacienda Lakes would have to amend their zoning to
allow the connection. Collier Blvd trail does provide bike/ped connection just outside the
two communities.
Page 2695 of 3380
2
Question/Comment 2: Could you clarify water treatment.
¾ Response: Stormwater management is required onsite, and everything goes through the
South Florida Water Management Permitting.
Question/Comment 3: Will all the natural trees be removed or will they be left in the 15’ buffer?
¾ Response: The project is not at that point yet because there is a challenge with grading.
The project will do their best to maintain the pre-existing trees. Typically, the existing tree
preservation is completed during the site development plan and the detailed engineering
plans along with the final grading plans.
Question/Comment 4: Kingston street residents (Seven Shores) feel they will lose privacy. They were
under the impression by their builder that the subject property to the south was a
preserve permanently.
¾ Response: That was not an accurate statement by the builder of Seven Shores (Kingston
Street) as this property (subject property) to the south is privately owned and is not a
preserve. This project has been in pursuit since September 2023.
Page 2696 of 3380
Page 2697 of 3380
Stantec Consulting Services, Inc. 3510 Kraft Road Suite 200, Naples, FL 34105
\\us0255-ppfss01\shared_projects\215618460\planning\NIM 20250519\CollierBLVD_MailNotice.docx
April 30, 2025
Re: NOTICE OF NEIGHBORHOOD INFORMATION MEETING
8928 Collier Boulevard Growth Management Plan Amendment (PL20230013845)
& 8928 Collier Boulevard PUDZ Rezone (PL20230018397)
Dear Property Owner:
In compliance with Collier County Land Development Code please be advised that Bonita Flores has filed
two applications with Collier County. A Growth Management Plan Amendment from Adopted Future Land
Use Designation Urban Residential Fringe Subdistrict to a Proposed Future Land Use Designation of Bonita
Flores Residential Infill Subdistrict. The Rezone application is seeking approval of a rezone from Rural
Agricultural (A) to Residential Planned Unit Development (PUD) for the 9.49+\- acre subject property
located east of Collier Boulevard, south of Brighton Boulevard, and north of Hacienda Lakes Parkway. The
rezone is seeking to allow for the development of 92 multi-family residential dwelling units, with 28 of those
units being designated for Affordable Housing, and of those 14 will be for essential service personnel such
as active duty military, military veterans, police or file personnel, child-care workers, teachers and other
education personnel, health care personnel, skilled building trades personnel, or government employees.
The purpose and intent of this Neighborhood Information Meeting (NIM) is to provide the public with notice
of an impending zoning application and to foster communication between the applicant and the public. The
expectation is that all attendees will conduct themselves in such a manner that their presence will not
interfere with the orderly progress of the meeting. This will provide you an opportunity to hear a presentation
about this application and ask questions. The NIM will be held on Monday, May 19, 2025, at 5:30 p.m.
at the Collier County South Regional Library, Room A, 8065 Lely Cultural Pkwy, Naples, Florida,
34113 or you may attend virtually at: http://bit.ly/3GsrTPh
Should you have questions prior to the meeting, please contact me directly at (239) 225-4805, or
Josh.Philpott@stantec.com.
Sincerely,
Josh Philpott, AICP
Principal, Planning
Page 2698 of 3380
1
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Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA
provided data. The recipient may not transfer this data to others without consent from the CCPA.
Petition: PL20230018397 (8928 Collier BLVD (PUDZ) | Buffer: 500' | Date: 3/31/2025 | Site Location: 418400302
POList_500.xls Page 2699 of 3380
2
NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4 FOLIO ADDRESSTYPE
Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA
provided data. The recipient may not transfer this data to others without consent from the CCPA.
Petition: PL20230018397 (8928 Collier BLVD (PUDZ) | Buffer: 500' | Date: 3/31/2025 | Site Location: 418400302
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TOLL SOUTHEAST LP COMPANY INC 24201 WALDEN CENTER DR #204 BONITA SPRINGS, FL 34134---0 HACIENDA NORTH PH 1 LOT 26 48590011228 U
TULLY, TIMOTHY J & MARIANNE T 17746 CRESTVIEW DR ORLAND PARK, IL 60467---0 LAKE ARROWHEAD 1-D A CONDOMINIUM BLDG 9-203 53269005466 U
HALLER, RICHARD P & VERA 1101-4955 RIVERSIDE DR E WINDSOR N8Y5A3 CANADA LAKE ARROWHEAD 1-D A CONDOMINIUM BLDG 8-101 53269005181 F
MENGELE, HANS-PETER & ILONA LYDTINSTRASSE 2 BADEN BADEN D 76530 GERMANY LAKE ARROWHEAD 1-D A CONDOMINIUM BLDG 7-202 53269005123 F
PAQUETTE, PAMELA WILLIAM ANDREW KING 118 JOHN WATT WAY #1 THORNBURY N0H 2P0 CANADA LAKE ARROWHEAD 1-D A CONDOMINIUM BLDG 7-101 53269005026 F
LAKE ARROWHEAD 1-D A CON DOMINIUM LAKE ARROWHEAD 1-D A CONDOMINIUM hrd_parcel_id: 53269005000 62030000445
POList_500.xls Page 2700 of 3380
Name Phone Number Email Street Address City, State, Zip How did you hear about this meeting? Notes Type of Attendee
Nancy Gundlach Collier County Staff In-person
Michael Crijan Client In-person
Jessica Constantinescu 239-252-4329 Jessica.Constantinescu@colliercountyfl.gov County Website Collier County Staff In-person
Sarah Gagliostro 8951 Kingston street Resident: lives on then other side of the north wall Virtual
Neighborhood Information Meeting: Collier Blvd PL20230018397 (PUDZ) and PL20230013845 (GMPA)
The information on this sheet is to contact you regarding this project in the future. Under Florida Law, e-mail addresses, phone numbers and certain home addresses are public records once received by a government agency. If
you do not want your e-mail address, phone number or home address released upon a public records request, you can refrain from including information on this sheet.
May 19, 2025 @ 5:30p.m.
Page 2701 of 3380
8928 Collier Boulevard Growth Management Plan Amendment (PL20230013845)& Rezone (PL20230018397)Neighborhood Information MeetingMay 19, 2025Page 2702 of 3380
Agenda1. Introductions2. Workshop Procedures 3. Project History4. Details of GMPA Request 5. Details of Rezoning Request6. Status & Upcoming Meetings7. Q&A8. Wrap Up8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025Page 2703 of 3380
IntroductionsStantec Representatives Josh Philpott, AICP – Principal, Community DevelopmentJoel Blikstad, PE – Senior Project Manager, Community Development Applicant Representatives Michael Crijan, Property Owner RepresentativeJustin Narine, Catana ConstructionCollier County RepresentativeNancy Gundlach, AICP – Senior Planner, Zoning Services DepartmentJessica Constantinescu – Planner, Comprehensive Planning Department8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025Page 2704 of 3380
Workshop ProceduresMEETING FORMAT: •PRESENTATION•IN PERSON Q&A•VIRTUAL CHAT Q&A •PHONE ATTENDEE Q&A8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025SUBMIT QUESTIONS IN THE CHAT BOX TO BE ANSWERED AFTER THE PRESENTATIONPage 2705 of 3380
Project History9Pre-Application meeting for Growth Management Plan (GMP) & Rezone (PUDZ) applications with Collier County staff - September 6, 2023 9GMP application submitted - March 6, 20249Comments from County on GMP received - April 15, 20249PUDZ application submitted - June, 26, 20249Revised GMP application submitted - July 29, 20249Comments from County on GMP received - Sept 3, 20249Comments from County on PUDZ received - November 1, 20249Revised PUDZ application submitted to County - February 14, 20259Neighborhood Information Meeting for GMP & PUDZ - May 19, 2025 (tonight)8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025Page 2706 of 3380
Site Location8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025Where: 8928 Collier Boulevard Acres:9.49 acresSouth of: Brighton Boulevard by 600 feetNorth of:Hacienda Lakes Parkway by 1300 feetMilano LakesPlacid VillageSeven ShoresArrowhead VillageSapphire CoveJuliana VillageCollier BlvdHacienda LakesAzalea ParkSubject PropertyNaples Lakes Country ClubPage 2707 of 3380
GMPA Request8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025To: Bonita Flores Residential Infill SubdistrictFrom: Urban Residential Fringe SubdistrictMilanoLakesSeven ShoresCollier BlvdHacienda LakesAzalea ParkHacienda Lakes PkwyCollier BlvdUrban ResidentialFringe SubdistrictCollier Boulevard Lord's WayMixed Use SubdistrictUrbanResidentialSubdistrictConservationDesignationSubject PropertySubject PropertyPage 2708 of 3380
GMPA RequestFrom: Urban Residential Fringe SubdistrictTo: Bonita Flores Residential Infill SubdistrictRequest: 92 residential Multi-family units (Approx. 10 units per acre)30% (28 units) will be Workforce Housing:•9 units < 80% AMI•9 units < 100% AMI•10 units <120% AMI50% (14 units) of Workforce housing units shall be reserved or Essential Service Personnel •Police, Fire, EMS, Health Care, Teachers, Military, Government employees.Workforce Housing is a 30 year commitment 8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025Collier BlvdSubject PropertyPage 2709 of 3380
GMPA Request8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025Collier County (Metro)PercentageCategoryIncome Limit by Number of Persons in UnitRent Limit by Number of Bedrooms in Unit1241232025 Collier CountyMedian Household Income 113,60060% $47,760 $54,540 $68,160 $1,278 $1,534 $1,77280%$63,680 $72,720 $90,880 $1,705 $2,046 $2,363100% $79,600 $90,900 $113,600 $2,131 $2,557 $2,953120%$95,520 $109,080 $122,760 $2,557 $3,069 $3,544140%$111,440 $127,260 $159,040 $2,983 $3,580 $4,135Source: Florida Housing Finance Corporation, based upon figures provided by the United States Department of Housing and UrbanDevelopment (HUD)https://www.floridahousing.org/docs/default-source/developers-and-property-managers/compliance/limits/rent-limits/2025_rent_limits/florida-housing-rental-programs---2025-income-and-rent-limits--eff--4-1-2025-.pdf?sfvrsn=602ecf7b_4Page 2710 of 3380
Rezone Request8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025Rezone:From: Rural Agricultural (A) To: Residential PUDPurpose: To allow Multi-family development of 10 du/acre, totaling 92 unitsCommunity Benefit:28 units are designated for Affordable Housing, 14 of which for military veterans, or essential services personnelPage 2711 of 3380
8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025•Access: Collier Blvd•Optional: Interconnect to Hacienda Lakes•Buffers:•North & East: 15’ Type B Buffer•South: 10’ Type A•West: 15’ Type D Buffer•Building Setbacks•North: 15’ min.•South 25’ min.•West 30’ min. •Height: 4 Stories•Open Space•Required: 60% / 5.69 ac•Provided: 61% / 5.79 ac•Preservation•Required: 15% / 1.22 ac•Provided: 15% / 1.22 acProperty Development RegulationsPage 2712 of 3380
Conceptual Site Plan8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025Page 2713 of 3380
9Comments from County on GMP received - Sept 3, 20249Comments from County on PUD received - November 1, 20249Revised PUD application submitted to County - February 14, 20259Neighborhood Information Meeting (NIM) - May 19, 2025 (tonight)GMP Application sufficient (only missing NIM info)Rezone Application Sufficient -TBDCollier County Planning Commission Public Hearing –TBDBoard of County Commissioners Public Hearing -TBDStatus & Upcoming Meetings8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025Page 2714 of 3380
IN PERSON QUESTIONS?8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025Page 2715 of 3380
Virtual Participation QuestionsMEETING FORMAT: •PRESENTATION•IN PERSON Q&A•VIRTUAL CHAT Q&A •PHONE ATTENDEE Q&A8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025SUBMIT QUESTIONS IN THE CHAT BOX TO BE ANSWERED AFTER THE PRESENTATIONPage 2716 of 3380
Phone Attendee QuestionsMEETING FORMAT: •PRESENTATION•IN PERSON Q&A•VIRTUAL CHAT Q&A •PHONE ATTENDEE Q&A8928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025SUBMIT QUESTIONS IN THE CHAT BOX TO BE ANSWERED AFTER THE PRESENTATIONPage 2717 of 3380
Contact InfoFor more information or if you have additional questions, contact:Josh.Philpott@stantec.com239-225-48058928 Collier Blvd Rezone & GMPA, NIMMay 19, 2025Page 2718 of 3380
Page 2719 of 3380
ZĞǀŝƐĞĚϮϬϮϰ WĂŐĞ1 ŽĨ11
APPLICANT CONTACT INFORMATION
PUD Rezone (PUDZ): > ƐƵďƐĞĐƚŝŽŶ ϭϬ͘ϬϮ͘ϭϯ ͘Ͳ&͕͘ Ś͘ϯ'͘ϭ ŽĨƚŚĞ ĚŵŝŶŝƐƚƌĂƚŝǀĞ ŽĚĞ
Amendment to PUD (PUDA): > ƐƵďƐĞĐƚŝŽŶƐ ϭϬ͘ϬϮ͘ϭϯ ͖ ĂŶĚ ϭϬ͘Ϭϯ͘Ϭϲ͖͘ ĂŶĚ Ś͘ϯ'͘Ϯ ŽĨƚŚĞ ĚŵŝŶŝƐƚƌĂƚŝǀĞ
ŽĚĞPUD to PUD Rezone (PUDR): >ƐƵďƐĞĐƚŝŽŶϭϬ͘ϬϮ͘ϭϯ͘Ͳ&͘
Name of Property Owner(s):
Name of Applicant if different than owner:
Address:City: State: ZIP:
Telephone:Cell:
E-Mail Address:
NameofAgent:
Firm:
Address:
Telephone:
City:
Cell:
State:ZIP:
E-Mail Address:
If Property is undercontract to be sold:
Name of Property Buyer(s):
Name of Applicant if different than buyer:
Address:
Telephone:
E-Mail Address:
Name of Agent:
Firm:
City:State:ZIP:
Cell:
Address:City:State: ZIP:
Telephone:
E-Mail Address:
Cell:
Applicationfor a Public Hearing for PUD Rezone, Amendment to PUD
or PUD to PUD Rezone (PUDZ, PUDA, PUDR)
y
KE/d&>KZ ^/͕>>
Dƌ͘:ƵƐƚŝŶEĂƌŝŶĞ͕ĂƚĂŶĂŽŶƐƚƌƵĐƚŝŽŶ/ŶĐ͘
0DQQL['U6XLWHEĂƉůĞƐ &> ϯϰϭϭϰ
ũƵƐƚŝŶ͘ŶĂƌŝŶĞΛĐĂƚĂŶĂĐŽŶƐƚƌƵĐƚŝŽŶ͘ĐŽŵ
:ŽƐŚWŚŝůƉŽƚƚ͕/W
^ƚĂŶƚĞĐŽŶƐƵůƚŝŶŐ^ĞƌǀŝĐĞƐ͕/ŶĐ͘
ϭϰϭϮ:ĂĐŬƐŽŶ^ƚ͕͘^ƵŝƚĞϯ &ŽƌƚDLJĞƌƐ
&>ϯϯϵϬϭ
;ϮϯϵͿ ϮϮϱͲϰϴϬϱ
;ϮϯϵͿ ϯϭϯͲϯϬϮϱ
ũŽƐŚ͘ƉŚŝůƉŽƚƚΛƐƚĂŶƚĞĐ͘ĐŽŵ
Page 2720 of 3380
ZĞǀŝƐĞĚϮϬϮϰ WĂŐĞ2 ŽĨ11
PROPERTY INFORMATION
Thisapplicationisrequesting a rezone from:
njŽŶŝŶŐ ĚŝƐƚƌŝĐƚ;ƐͿ͘
ŽŶŝŶŐĚŝƐƚƌŝĐƚ;ƐͿ ƚŽƚŚĞ
Present Use of the Property:
Proposed Use(or range of uses)of theproperty:
Original PUD Name:
OrdinanceNo.:
On a separatesheetattachedtotheapplication,provide a detailedlegaldescriptionoftheproperty
covered by the application:
x /ĨƚŚĞƌĞƋƵĞƐƚŝŶǀŽůǀĞƐĐŚĂŶŐĞƐƚŽŵŽƌĞ ƚŚĂŶŽŶĞnjŽŶŝŶŐĚŝƐƚƌŝĐƚ͕ƚŚĞĂƉƉůŝĐĂŶƚƐŚĂůůŝŶĐůƵĚĞĂ
ƐĞƉĂƌĂƚĞůĞŐĂůĚĞƐĐƌŝƉƚŝŽŶĨŽƌƉƌŽƉĞƌƚLJŝŶǀŽůǀĞĚŝŶĞĂĐŚĚŝƐƚƌŝĐƚ͖
x /Ĩ ƌĞƋƵŝƌĞĚ ƚŽ ĚŽ ƐŽ Ăƚ ƚŚĞ ƉƌĞͲĂƉƉůŝĐĂƚŝŽŶ ŵĞĞƚŝŶŐ͕ ƚŚĞĂƉƉůŝĐĂŶƚƐŚĂůůƐƵďŵŝƚĨŽƵƌ;ϰͿĐŽƉŝĞƐŽĨ Ă
ƌĞĐĞŶƚƐƵƌǀĞLJ;ĐŽŵƉůĞƚĞĚǁŝƚŚŝŶƚŚĞůĂƐƚƐŝdž;ϲͿŵŽŶƚŚƐ͕ŵĂdžŝŵƵŵϭΗƚŽϰϬϬΖƐĐĂůĞͿ͕ĂŶĚ
x dŚĞ ĂƉƉůŝĐĂŶƚ ŝƐ ƌĞƐƉŽŶƐŝďůĞ ĨŽƌ ƐƵƉƉůLJŝŶŐ ƚŚĞ ĐŽƌƌĞĐƚ ůĞŐĂů ĚĞƐĐƌŝƉƚŝŽŶ͘ /Ĩ ƋƵĞƐƚŝŽŶƐ ĂƌŝƐĞ
ĐŽŶĐĞƌŶŝŶŐƚŚĞůĞŐĂůĚĞƐĐƌŝƉƚŝŽŶ͕ĂŶĞŶŐŝŶĞĞƌΖƐĐĞƌƚŝĨŝĐĂƚŝŽŶ ŽƌƐĞĂůĞĚ ƐƵƌǀĞLJŵĂLJďĞƌĞƋƵŝƌĞĚ͘
Section/Township/Range:ͬͬ
Lot: Block: Subdivision:
Metes & Bounds Description:
Plat Book:Page #:
Property I.D. Number:
Size of Property:ft. x ft. = Total Sq. Ft. Acres:
Address/ General Location of Subject Property:
PUD District (refer to LDC subsection 2.03.06 C):
Commercial Residential Community Facilities
Industrial
Mixed Use Other:
REZONE REQUEST
ZƵƌĂůŐƌŝĐƵůƚƵƌĂů
WůĂŶŶĞĚhŶŝƚĞǀĞůŽƉŵĞŶƚ;WhͿ
ǀĂĐĂŶƚ
ϵϮƌĞƐŝĚĞŶƚŝĂůŵƵůƚŝͲĨĂŵŝůLJƵŶŝƚƐ
ϭϱϱϬϮϲ^ϭͬϮK&^ϭͬϮK&EtϭͬϰK&Etϭͬϰ> ^^tϭϬϬ&dZͬt
ϭϰ ϱϬ Ϯϲ
ϬϬϰϭϴϰϬϬϯϬϮ
ĂƐƚŽĨŽůůŝĞƌŽƵůĞǀĂƌĚ͕ĂƉƉƌŽdžŝŵĂƚĞůLJϭ͕ϯϬϬĨĞĞƚŶŽƌƚŚŽĨ,ĂĐŝĞŶĚĂ>ĂŬĞƐWĂƌŬǁĂLJ
ϴϵϮϴŽůůŝĞƌůǀĚ͘
y
ϵ͘ϰϵнͬͲϰϭϯ͕ϭϱϴϯϯϰϭϮϯϳ
Page 2721 of 3380
ZĞǀŝƐĞĚϮϬϮϰ WĂŐĞ3 ŽĨ11
ASSOCIATIONS
Zoning Land Use
N
S
E
W
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property on a separate sheet attached to the application.
Section/Township/Range:ͬ ͬ
Lot: Block: Subdivision:
Plat Book: Page #: Property I.D. Number:
Metes & Bounds Description:
ŽŵƉůĞƚĞ ƚŚĞ ĨŽůůŽǁŝŶŐ ĨŽƌ Ăůů ƌĞŐŝƐƚĞƌĞĚ ,ŽŵĞ KǁŶĞƌͬŝǀŝĐ ƐƐŽĐŝĂƚŝŽŶ;ƐͿ ƚŚĂƚ ĐŽƵůĚ ďĞ ĂĨĨĞĐƚĞĚ ďLJ ƚŚŝƐ
ƉĞƚŝƚŝŽŶĂŶĚůŽĐĂƚĞĚǁŝƚŚŝŶϭ͕ϬϬϬĨĞĞƚŽĨƚŚĞƐƵďũĞĐƚƉƌŽƉĞƌƚLJ͘WƌŽǀŝĚĞĂĚĚŝƚŝŽŶĂůƐŚĞĞƚƐŝĨŶĞĐĞƐƐĂƌLJ͘
/ŶĨŽƌŵĂƚŝŽŶĐĂŶďĞĨŽƵŶĚŽŶƚŚĞCivic Associations and Communities page ŽŶƚŚĞŽĂƌĚŽĨŽƵŶƚLJ
ŽŵŵŝƐƐŝŽŶĞƌ͛ƐǁĞďƐŝƚĞ͘ƉƉůŝĐĂŶƚ ŝƐ ƌĞƐƉŽŶƐŝďůĞ ĨŽƌ ĂŶĚ ƐŚĂůů ĐŽŶĨŝƌŵƚŚĞ ĐƵƌƌĞŶƚ ŵĂŝůŝŶŐ ĂĚĚƌĞƐƐĞƐ ĨŽƌ ĞĂĐŚ
ĂƐƐŽĐŝĂƚŝŽŶĂƐƌĞŐŝƐƚĞƌĞĚďLJƚŚĞ&ůŽƌŝĚĂĞƉĂƌƚŵĞŶƚŽĨ^ƚĂƚĞ͕ŝǀŝƐŝŽŶŽĨŽƌƉŽƌĂƚŝŽŶƐ͘
Name of Homeowner / Civic Association:
Mailing Address: City:State:ZIP:
Name of Homeowner / Civic Association:
Mailing Address:City:State:ZIP:
Name of Homeowner / Civic Association:
Mailing Address: City:State:ZIP:
Name of Homeowner / Civic Association:
Mailing Address:City:State:ZIP:
Name of Homeowner / Civic Association:
Mailing Address: City:State:ZIP:
ADJACENT ZONING ANDLAND USE
DŝdžĞĚhƐĞWůĂŶŶĞĚhŶŝƚĞǀĞůŽƉŵĞŶƚ
DŝdžĞĚhƐĞWůĂŶŶĞĚhŶŝƚĞǀĞůŽƉŵĞŶƚ
DŝdžĞĚhƐĞWůĂŶŶĞĚhŶŝƚĞǀĞůŽƉŵĞŶƚ
WůĂŶŶĞĚhŶŝƚĞǀĞůŽƉŵĞŶƚ
hƌďĂŶZĞƐŝĚĞŶƚŝĂů&ƌŝŶŐĞ^ƵďĚŝƐƚƌŝĐƚ
hƌďĂŶZĞƐŝĚĞŶƚŝĂů&ƌŝŶŐĞ^ƵďĚŝƐƚƌŝĐƚ
ŽůůŝĞƌůǀĚ͘>ŽƌĚΖƐtĂLJDŝdžĞĚhƐĞ^ƵďĚŝƐƚƌŝĐƚ
hƌďĂŶZĞƐŝĚĞŶƚŝĂů^ƵďĚŝƐƚƌŝĐƚͲZĞƐŝĚĞŶƚŝĂůĞŶƐŝƚLJĂŶĚ
ĂƐƚEĂƉůĞƐŝǀŝĐƐƐŽĐŝĂƚŝŽŶ͕/ŶĐ͘
ϴϱϵϱŽůůŝĞƌůǀĚ^ƵŝƚĞϭϬϰ͕WDηϰϵ EĂƉůĞƐ &>ϯϰϭϭϮ
ϯϰϭϭϮ&>EĂƉůĞƐ1DSOHV/DNHV%OYG
EĂƉůĞƐ>ĂŬĞƐŽƵŶƚƌLJůƵď,ŽŵĞŽǁŶĞƌƐƐŽĐŝĂƚŝŽŶ͕/ŶĐ͘
Page 2722 of 3380
ZĞǀŝƐĞĚϮϬϮϰ WĂŐĞ4 ŽĨ11
WƵƌƐƵĂŶƚ ƚŽ > ƐƵďƐĞĐƚŝŽŶƐ ϭϬ͘ϬϮ͘ϭϯ ͕ ϭϬ͘ϬϮ͘Ϭϴ & ĂŶĚ ŚĂƉƚĞƌ ϯ '͘ ŽĨ ƚŚĞ ĚŵŝŶŝƐƚƌĂƚŝǀĞ ŽĚĞ͕ ƐƚĂĨĨ͛Ɛ
ĂŶĂůLJƐŝƐ ĂŶĚ ƌĞĐŽŵŵĞŶĚĂƚŝŽŶ ƚŽ ƚŚĞ WůĂŶŶŝŶŐ ŽŵŵŝƐƐŝŽŶ͕ ĂŶĚ ƚŚĞ WůĂŶŶŝŶŐ ŽŵŵŝƐƐŝŽŶ͛Ɛ
ƌĞĐŽŵŵĞŶĚĂƚŝŽŶ ƚŽ ƚŚĞ ŽĂƌĚ ŽĨ ŽƵŶƚLJ ŽŵŵŝƐƐŝŽŶĞƌƐ ƐŚĂůů ďĞ ďĂƐĞĚ ƵƉŽŶ ĐŽŶƐŝĚĞƌĂƚŝŽŶ ŽĨ ƚŚĞ
ĂƉƉůŝĐĂďůĞ ĐƌŝƚĞƌŝĂ͘On a separate sheet attached to the application, provide a narrative statement
describing the rezone request with specific reference to the criteria below. Include any
backup materials and documentation in support of the request.Ͳ^ĞĞƚƚĂĐŚĞĚΗ ǀĂůƵĂƚŝŽŶƌŝƚĞƌŝĂEĂƌƌĂƚŝǀĞΗŽĐƵŵĞŶƚͲ
Ă͘ dŚĞƐƵŝƚĂďŝůŝƚLJŽĨƚŚĞĂƌĞĂĨŽƌƚŚĞƚLJƉĞĂŶĚƉĂƚƚĞƌŶŽĨĚĞǀĞůŽƉŵĞŶƚƉƌŽƉŽƐĞĚŝŶƌĞůĂƚŝŽŶƚŽ
ƉŚLJƐŝĐĂůĐŚĂƌĂĐƚĞƌŝƐƚŝĐƐŽĨƚŚĞůĂŶĚ͕ƐƵƌƌŽƵŶĚŝŶŐĂƌĞĂƐ͕ƚƌĂĨĨŝĐĂŶĚĂĐĐĞƐƐ͕ĚƌĂŝŶĂŐĞ͕ƐĞǁĞƌ͕
ǁĂƚĞƌ͕ĂŶĚŽƚŚĞƌƵƚŝůŝƚŝĞƐ͘
ď͘ ĚĞƋƵĂĐLJ ŽĨ ĞǀŝĚĞŶĐĞŽĨ ƵŶŝĨŝĞĚĐŽŶƚƌŽůĂŶĚƐƵŝƚĂďŝůŝƚLJ ŽĨĂŶLJ ƉƌŽƉŽƐĞĚĂŐƌĞĞŵĞŶƚƐ͕ ĐŽŶƚƌĂĐƚ͕Žƌ
ŽƚŚĞƌŝŶƐƚƌƵŵĞŶƚƐ͕ŽƌĨŽƌĂŵĞŶĚŵĞŶƚƐŝŶƚŚŽƐĞƉƌŽƉŽƐĞĚ͕ƉĂƌƚŝĐƵůĂƌůLJĂƐƚŚĞLJŵĂLJƌĞůĂƚĞƚŽ
ĂƌƌĂŶŐĞŵĞŶƚƐŽƌƉƌŽǀŝƐŝŽŶƐƚŽďĞŵĂĚĞĨŽƌƚŚĞĐŽŶƚŝŶƵŝŶŐŽƉĞƌĂƚŝŽŶĂŶĚŵĂŝŶƚĞŶĂŶĐĞŽĨƐƵĐŚ
ĂƌĞĂƐĂŶĚĨĂĐŝůŝƚŝĞƐƚŚĂƚĂƌĞŶŽƚƚŽďĞƉƌŽǀŝĚĞĚŽƌŵĂŝŶƚĂŝŶĞĚĂƚƉƵďůŝĐĞdžƉĞŶƐĞ͘ &ŝŶĚŝŶŐƐĂŶĚ
ƌĞĐŽŵŵĞŶĚĂƚŝŽŶƐŽĨƚŚŝƐƚLJƉĞƐŚĂůůďĞŵĂĚĞŽŶůLJĂĨƚĞƌĐŽŶƐƵůƚĂƚŝŽŶǁŝƚŚƚŚĞŽƵŶƚLJƚƚŽƌŶĞLJ͘
Đ͘ ŽŶĨŽƌŵŝƚLJ ŽĨ ƚŚĞ ƉƌŽƉŽƐĞĚ Wh ǁŝƚŚ ƚŚĞ ŐŽĂůƐ͕ ŽďũĞĐƚŝǀĞƐ͕ ĂŶĚ ƉŽůŝĐŝĞƐ ŽĨ ƚŚĞ'ƌŽǁƚŚ
DĂŶĂŐĞŵĞŶƚWůĂŶ͘ ;dŚŝƐ ŝƐ ƚŽ ŝŶĐůƵĚĞŝĚĞŶƚŝĨLJŝŶŐ ǁŚĂƚ ƐƵďĚŝƐƚƌŝĐƚ͕ƉŽůŝĐLJ͕Žƌ ŽƚŚĞƌƉƌŽǀŝƐŝŽŶ
ĂůůŽǁƐƚŚĞƌĞƋƵĞƐƚĞĚƵƐĞƐͬĚĞŶƐŝƚLJ͕ĂŶĚĨƵůůLJĞdžƉůĂŝŶŝŶŐͬĂĚĚƌĞƐƐŝŶŐĂůůĐƌŝƚĞƌŝĂŽƌ ĐŽŶĚŝƚŝŽŶƐŽĨ ƚŚĂƚ
ƐƵďĚŝƐƚƌŝĐƚ͕ƉŽůŝĐLJ͕ŽƌŽƚŚĞƌƉƌŽǀŝƐŝŽŶ͘Ϳ
Ě͘ dŚĞ ŝŶƚĞƌŶĂů ĂŶĚ ĞdžƚĞƌŶĂů ĐŽŵƉĂƚŝďŝůŝƚLJ ŽĨ ƉƌŽƉŽƐĞĚ ƵƐĞƐ͕ ǁŚŝĐŚ ĐŽŶĚŝƚŝŽŶƐ ŵĂLJ ŝŶĐůƵĚĞ
ƌĞƐƚƌŝĐƚŝŽŶƐŽŶůŽĐĂƚŝŽŶŽĨŝŵƉƌŽǀĞŵĞŶƚƐ͕ƌĞƐƚƌŝĐƚŝŽŶƐŽŶĚĞƐŝŐŶ͕ĂŶĚďƵĨĨĞƌŝŶŐĂŶĚƐĐƌĞĞŶŝŶŐ
ƌĞƋƵŝƌĞŵĞŶƚƐ͘
Ğ͘ dŚĞ ĂĚĞƋƵĂĐLJ ŽĨ ƵƐĂďůĞ ŽƉĞŶ ƐƉĂĐĞ ĂƌĞĂƐ ŝŶ ĞdžŝƐƚĞŶĐĞ ĂŶĚ ĂƐ ƉƌŽƉŽƐĞĚ ƚŽ ƐĞƌǀĞ ƚŚĞ
ĚĞǀĞůŽƉŵĞŶƚ͘
Ĩ͘ dŚĞƚŝŵŝŶŐŽƌƐĞƋƵĞŶĐĞ ŽĨĚĞǀĞůŽƉŵĞŶƚĨŽƌ ƚŚĞ ƉƵƌƉŽƐĞŽĨĂƐƐƵƌŝŶŐƚŚĞ ĂĚĞƋƵĂĐLJŽĨĂǀĂŝůĂďůĞ
ŝŵƉƌŽǀĞŵĞŶƚƐĂŶĚĨĂĐŝůŝƚŝĞƐ͕ďŽƚŚƉƵďůŝĐĂŶĚƉƌŝǀĂƚĞ͘
Ő͘ dŚĞ ĂďŝůŝƚLJ ŽĨ ƚŚĞƐƵďũĞĐƚ ƉƌŽƉĞƌƚLJ ĂŶĚ ŽĨ ƐƵƌƌŽƵŶĚŝŶŐĂƌĞĂƐ ƚŽ ĂĐĐŽŵŵŽĚĂƚĞ ĞdžƉĂŶƐŝŽŶ͘
Ś͘ ŽŶĨŽƌŵŝƚLJǁŝƚŚWhƌĞŐƵůĂƚŝŽŶƐ͕ŽƌĂƐƚŽĚĞƐŝƌĂďůĞŵŽĚŝĨŝĐĂƚŝŽŶƐŽĨƐƵĐŚƌĞŐƵůĂƚŝŽŶƐŝŶƚŚĞ
ƉĂƌƚŝĐƵůĂƌĐĂƐĞ͕ďĂƐĞĚŽŶĚĞƚĞƌŵŝŶĂƚŝŽŶƚŚĂƚƐƵĐŚŵŽĚŝĨŝĐĂƚŝŽŶƐŽĨũƵƐƚŝĨŝĞĚĂƐŵĞĞƚŝŶŐƉƵďůŝĐ
ƉƵƌƉŽƐĞƐƚŽĂĚĞŐƌĞĞĂƚůĞĂƐƚĞƋƵŝǀĂůĞŶƚƚŽůŝƚĞƌĂůĂƉƉůŝĐĂƚŝŽŶŽĨƐƵĐŚƌĞŐƵůĂƚŝŽŶƐ͘
Deed Restrictions: dŚĞ ŽƵŶƚLJ ŝƐ ůĞŐĂůůLJ ƉƌĞĐůƵĚĞĚ ĨƌŽŵ ĞŶĨŽƌĐŝŶŐ ĚĞĞĚ ƌĞƐƚƌŝĐƚŝŽŶƐ͖ ŚŽǁĞǀĞƌ͕ ŵĂŶLJ
ĐŽŵŵƵŶŝƚŝĞƐŚĂǀĞĂĚŽƉƚĞĚƐƵĐŚƌĞƐƚƌŝĐƚŝŽŶƐ͘zŽƵŵĂLJǁŝƐŚƚŽĐŽŶƚĂĐƚƚŚĞĐŝǀŝĐŽƌƉƌŽƉĞƌƚLJŽǁŶĞƌƐ
ĂƐƐŽĐŝĂƚŝŽŶŝŶƚŚĞĂƌĞĂĨŽƌǁŚŝĐŚƚŚŝƐƵƐĞŝƐďĞŝŶŐƌĞƋƵĞƐƚĞĚŝŶŽƌĚĞƌƚŽĂƐĐĞƌƚĂŝŶǁŚĞƚŚĞƌŽƌŶŽƚƚŚĞƌĞƋƵĞƐƚ
ŝƐĂĨĨĞĐƚĞĚďLJĞdžŝƐƚŝŶŐĚĞĞĚƌĞƐƚƌŝĐƚŝŽŶƐ͘
EVALUATION CRITERIA
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ZĞǀŝƐĞĚϮϬϮϰ WĂŐĞ5 ŽĨ11
PUBLIC NOTICE REQUIREMENTS
Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing
advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the
Board's final action on this item, please remove all public hearing advertising sign(s) immediately.
RECORDING OF DEVELOPER COMMITMENTS
LDC subsection 10.02.08 D
This application will be considered “open” when the determination of “sufficiency” has been made and the
application is assigned a petition processing number. The application will be considered “closed” when the
petitioner withdraws the application through written notice or ceases to supply necessary information to
continue processing or otherwise actively pursue the rezoning, amendment, or change, for a period of six (6)
months. An application deemed “closed” will not receive further processing, and an application “closed”
through inactivity shall be deemed withdrawn. An application deemed “closed” may be re-opened by
submission of a new application, repayment of all application fees, and the grant of a determination of
“sufficiency”. Further review of the request will be subject to the then current code.
Previous land use petitions on the subject property: dŽLJŽƵƌŬŶŽǁůĞĚŐĞ͕ŚĂƐĂƉƵďůŝĐŚĞĂƌŝŶŐďĞĞŶŚĞůĚ ŽŶ
ƚŚŝƐƉƌŽƉĞƌƚLJǁŝƚŚŝŶƚŚĞůĂƐƚLJĞĂƌ͍ /ĨƐŽ͕ǁŚĂƚǁĂƐƚŚĞŶĂƚƵƌĞŽĨƚŚĂƚŚĞĂƌŝŶŐ͍
Official Interpretations or Zoning Verifications:dŽ LJŽƵƌ ŬŶŽǁůĞĚŐĞ͕ ŚĂƐ ƚŚĞƌĞ ďĞĞŶ ĂŶ ŽĨĨŝĐŝĂů
ŝŶƚĞƌƉƌĞƚĂƚŝŽŶŽƌnjŽŶŝŶŐǀĞƌŝĨŝĐĂƚŝŽŶƌĞŶĚĞƌĞĚŽŶƚŚŝƐƉƌŽƉĞƌƚLJǁŝƚŚŝŶƚŚĞůĂƐƚLJĞĂƌ͍
zĞƐ EŽ /Ĩ ƐŽ͕ ƉůĞĂƐĞ ƉƌŽǀŝĚĞĐŽƉŝĞƐ͘
dŚŝƐ ůĂŶĚ ƵƐĞ ƉĞƚŝƚŝŽŶƌĞƋƵŝƌĞƐĂEĞŝŐŚďŽƌŚŽŽĚ/ŶĨŽƌŵĂƚŝŽŶ DĞĞƚŝŶŐ ;E/DͿ͕ ƉƵƌƐƵĂŶƚ ƚŽ ŚĂƉƚĞƌϴŽĨ ƚŚĞ
ĚŵŝŶŝƐƚƌĂƚŝǀĞŽĚĞĂŶĚ>ƐĞĐƚŝŽŶϭϬ͘Ϭϯ͘Ϭϱ͘ &ŽůůŽǁŝŶŐƚŚĞE/D͕ƚŚĞĂƉƉůŝĐĂŶƚǁŝůůƐƵďŵŝƚĂǁƌŝƚƚĞŶ
ƐƵŵŵĂƌLJĂŶĚĂŶLJĐŽŵŵŝƚŵĞŶƚƐƚŚĂƚŚĂǀĞďĞĞŶŵĂĚĞĂƚƚŚĞŵĞĞƚŝŶŐ͘ZĞĨĞƌƚŽŚĂƉƚĞƌϴŽĨƚŚĞ
ĚŵŝŶŝƐƚƌĂƚŝǀĞŽĚĞĨŽƌƚŚĞE/DƉƌŽĐĞĚƵƌĂůƌĞƋƵŝƌĞŵĞŶƚƐ͘
tŝƚŚŝŶϯϬĚĂLJƐŽĨĂĚŽƉƚŝŽŶŽĨƚŚĞKƌĚŝŶĂŶĐĞ͕ƚŚĞŽǁŶĞƌŽƌĚĞǀĞůŽƉĞƌ;ƐƉĞĐŝĨLJŶĂŵĞͿĂƚƚŚĞŝƌĞdžƉĞŶƐĞƐŚĂůů
ƌĞĐŽƌĚ ŝŶ ƚŚĞ WƵďůŝĐ ZĞĐŽƌĚƐ ŽĨ ŽůůŝĞƌ ŽƵŶƚLJ Ă DĞŵŽƌĂŶĚƵŵ ŽĨ hŶĚĞƌƐƚĂŶĚŝŶŐ ŽĨ ĞǀĞůŽƉĞƌ
ŽŵŵŝƚŵĞŶƚƐ Žƌ EŽƚŝĐĞ ŽĨĞǀĞůŽƉĞƌŽŵŵŝƚŵĞŶƚƐƚŚĂƚĐŽŶƚĂŝŶƐƚŚĞůĞŐĂůĚĞƐĐƌŝƉƚŝŽŶŽĨƚŚĞƉƌŽƉĞƌƚLJƚŚĂƚ
ŝƐƚŚĞ ƐƵďũĞĐƚŽĨƚŚĞůĂŶĚƵƐĞƉĞƚŝƚŝŽŶĂŶĚĐŽŶƚĂŝŶƐĞĂĐŚĂŶĚĞǀĞƌLJĐŽŵŵŝƚŵĞŶƚŽĨƚŚĞŽǁŶĞƌŽƌĚĞǀĞůŽƉĞƌ
ƐƉĞĐŝĨŝĞĚŝŶƚŚĞKƌĚŝŶĂŶĐĞ͘ dŚĞDĞŵŽƌĂŶĚƵŵŽƌEŽƚŝĐĞƐŚĂůůďĞŝŶĨŽƌŵĂĐĐĞƉƚĂďůĞƚŽƚŚĞŽƵŶƚLJĂŶĚƐŚĂůů
ĐŽŵƉůLJǁŝƚŚƚŚĞƌĞĐŽƌĚŝŶŐƌĞƋƵŝƌĞŵĞŶƚƐŽĨŚĂƉƚĞƌϲϵϱ͕&^͘ ƌĞĐŽƌĚĞĚ ĐŽƉLJ ŽĨ ƚŚĞ DĞŵŽƌĂŶĚƵŵ Žƌ
EŽƚŝĐĞ ƐŚĂůů ďĞ ƉƌŽǀŝĚĞĚ ƚŽ ƚŚĞ ŽůůŝĞƌ ŽƵŶƚLJ WůĂŶŶĞĚ hŶŝƚ ĞǀĞůŽƉŵĞŶƚ DŽŶŝƚŽƌŝŶŐ ƐƚĂĨĨ ǁŝƚŚŝŶ
ϭϱ ĚĂLJƐ ŽĨ ƌĞĐŽƌĚŝŶŐ ŽĨ ƐĂŝĚDĞŵŽƌĂŶĚƵŵŽƌEŽƚŝĐĞ͘
Eͬ
y
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WW>/Ed KEdd /E&KZDd/KE
^ƚĂƚĞ͗/W͗ŝƚLJ͗
Ğůů͗
EĂŵĞ ŽĨ ƉƉůŝĐĂŶƚ;ƐͿ͗
ĚĚƌĞƐƐ͗
dĞůĞƉŚŽŶĞ͗
ͲDĂŝů ĚĚƌĞƐƐ͗
ĚĚƌĞƐƐŽĨ ^ƵďũĞĐƚ WƌŽƉĞƌƚLJ;/Ĩ ĂǀĂŝůĂďůĞͿ͗
ŝƚLJ͗ ^ƚĂƚĞ͗
/W͗
WZKW Zdz/E&KZDd/KE
^ĞĐƚŝŽŶͬdŽǁŶƐŚŝƉͬZĂŶŐĞ͗ͬ
>Žƚ͗ ůŽĐŬ͗
ͬ
^ƵďĚŝǀŝƐŝŽŶ͗
DĞƚĞƐΘ ŽƵŶĚƐ ĞƐĐƌŝƉƚŝŽŶ͗
WůĂƚŽŽŬ͗ WĂŐĞ η͗WƌŽƉĞƌƚLJ/͘͘ EƵŵďĞƌ͗
dzW K& ^ t' /^WK^>dK WZKs/
ŚĞĐŬĂƉƉůŝĐĂďůĞ ƐLJƐƚĞŵ͗
Ă͘ ŽƵŶƚLJhƚŝůŝƚLJ ^LJƐƚĞŵ
ď͘ ŝƚLJhƚŝůŝƚLJ^LJƐƚĞŵ
Đ͘ &ƌĂŶĐŚŝƐĞĚ hƚŝůŝƚLJ^LJƐƚĞŵ
Ě͘ WĂĐŬĂŐĞdƌĞĂƚŵĞŶƚWůĂŶƚ
Ğ͘ ^ĞƉƚŝĐ ^LJƐƚĞŵ
WƌŽǀŝĚĞEĂŵĞ͗
;'W ĂƉĂĐŝƚLJͿ͗
dLJƉĞ͗
dzW K& td Z^ Zs/ dK WZKs/
ŚĞĐŬĂƉƉůŝĐĂďůĞ ƐLJƐƚĞŵ͗
WƌŽǀŝĚĞ EĂŵĞ͗
Ă͘ ŽƵŶƚLJhƚŝůŝƚLJ ^LJƐƚĞŵ
ď͘ ŝƚLJhƚŝůŝƚLJ^LJƐƚĞŵ
Đ͘ &ƌĂŶĐŚŝƐĞĚ hƚŝůŝƚLJ^LJƐƚĞŵ
Ě͘ WƌŝǀĂƚĞ ^LJƐƚĞŵ;tĞůůͿ
dŽƚĂů WŽƉƵůĂƚŝŽŶ ƚŽďĞ ^ĞƌǀĞĚ͗
WĞĂŬĂŶĚ ǀĞƌĂŐĞ ĂŝůLJ ĞŵĂŶĚƐ͗
͘ tĂƚĞƌͲWĞĂŬ͗
͘ ^ĞǁĞƌͲWĞĂŬ͗
ǀĞƌĂŐĞ ĂŝůLJ͗
ǀĞƌĂŐĞ ĂŝůLJ͗
^dd D EdK&hd/>/dzWZKs/^/KE^&KZWhZ KE Z Yh ^d
BONITA FLORES I LLC
NAPLES FL 341143899 MANNIX DR, SUITE 405
239-331-3425
JUSTIN.NARINE@CATANACONSTRUCTION.COM
8928 COLLIER BOULEVARD
34114NAPLESFL
50 2614
00418400302
✔
SOUTH COUNTY WRF
✔
COLLIER COUNTY WSD
230
32,200 GPD41,860 GPD
23,000 GPD66 GPM
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
07/2022 Page 6 of 11
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ZĞǀŝƐĞĚϮϬϮϰ WĂŐĞ7 ŽĨ11
Narrative statement:WƌŽǀŝĚĞĂďƌŝĞĨ ĂŶĚ ĐŽŶĐŝƐĞ ŶĂƌƌĂƚŝǀĞ ƐƚĂƚĞŵĞŶƚ ĂŶĚ ƐĐŚĞŵĂƚŝĐ ĚƌĂǁŝŶŐ ŽĨƐĞǁĂŐĞ
ƚƌĞĂƚŵĞŶƚ ƉƌŽĐĞƐƐƚŽďĞ ƵƐĞĚĂƐ ǁĞůůĂƐĂ ƐƉĞĐŝĨŝĐƐƚĂƚĞŵĞŶƚ ƌĞŐĂƌĚŝŶŐ ƚŚĞŵĞƚŚŽĚŽĨĂĨĨůƵĞŶƚĂŶĚƐůƵĚŐĞ
ĚŝƐƉŽƐĂů͘/ĨƉĞƌĐŽůĂƚŝŽŶƉŽŶĚƐĂƌĞƚŽďĞƵƐĞĚ͕ ƚŚĞŶƉĞƌĐŽůĂƚŝŽŶĚĂƚĂĂŶĚƐŽŝůŝŶǀŽůǀĞĚƐŚĂůůďĞƉƌŽǀŝĚĞĚĨƌŽŵ
ƚĞƐƚƐƉƌĞƉĂƌĞĚĂŶĚĐĞƌƚŝĨŝĞĚďLJĂƉƌŽĨĞƐƐŝŽŶĂůĞŶŐŝŶĞĞƌ͘ƚƚĂĐŚĂĚĚŝƚŝŽŶĂůƉĂŐĞƐŝĨŶĞĐĞƐƐĂƌLJ͘
Collier County Utility Dedication Statement:/Ĩ ƚŚĞ ƉƌŽũĞĐƚ ŝƐ ůŽĐĂƚĞĚ ǁŝƚŚŝŶ ƚŚĞ ƐĞƌǀŝĐĞ ďŽƵŶĚĂƌŝĞƐ ŽĨ
ŽůůŝĞƌ ŽƵŶƚLJ͛Ɛ ƵƚŝůŝƚLJ ƐĞƌǀŝĐĞ ƐLJƐƚĞŵ͕ Ă ŶŽƚĂƌŝnjĞĚ ƐƚĂƚĞŵĞŶƚ ƐŚĂůů ďĞ ƉƌŽǀŝĚĞĚ ĂŐƌĞĞŝŶŐ ƚŽ ĚĞĚŝĐĂƚĞ
ƚŚĞ ǁĂƚĞƌ ĚŝƐƚƌŝďƵƚŝŽŶ ĂŶĚ ƐĞǁĂŐĞ ĐŽůůĞĐƚŝŽŶ ĨĂĐŝůŝƚŝĞƐ ǁŝƚŚŝŶ ƚŚĞ ƉƌŽũĞĐƚ ĂƌĞĂ ƚŽ ƚŚĞ ŽůůŝĞƌ ŽƵŶƚLJ
hƚŝůŝƚŝĞƐ͘ dŚŝƐ ƐŚĂůů ŽĐĐƵƌ ƵƉŽŶ ĐŽŵƉůĞƚŝŽŶ ŽĨ ƚŚĞ ĐŽŶƐƚƌƵĐƚŝŽŶ ŽĨ ƚŚĞƐĞ ĨĂĐŝůŝƚŝĞƐ ŝŶ
ĂĐĐŽƌĚĂŶĐĞ ǁŝƚŚĂůůĂƉƉůŝĐĂďůĞŽƵŶƚLJŽƌĚŝŶĂŶĐĞƐŝŶĞĨĨĞĐƚĂƚƚŚĂƚƚŝŵĞ͘dŚŝƐƐƚĂƚĞŵĞŶƚ
ƐŚĂůů ĂůƐŽ ŝŶĐůƵĚĞ ĂŶ ĂŐƌĞĞŵĞŶƚ ƚŚĂƚ ƚŚĞ ĂƉƉůŝĐĂďůĞ ƐLJƐƚĞŵ ĚĞǀĞůŽƉŵĞŶƚ ĐŚĂƌŐĞƐ ĂŶĚ ĐŽŶŶĞĐƚŝŽŶ
ĨĞĞƐ ǁŝůů ďĞ ƉĂŝĚ ƚŽ ƚŚĞ ŽƵŶƚLJ hƚŝůŝƚŝĞƐ ŝǀŝƐŝŽŶ ƉƌŝŽƌ ƚŽ ƚŚĞ ŝƐƐƵĂŶĐĞ ŽĨ ďƵŝůĚŝŶŐ ƉĞƌŵŝƚƐ ďLJ ƚŚĞ
ŽƵŶƚLJ͘ /Ĩ ĂƉƉůŝĐĂďůĞ͕ ƚŚĞ ƐƚĂƚĞŵĞŶƚ ƐŚĂůů ĐŽŶƚĂŝŶ ĂŶ ĂŐƌĞĞŵĞŶƚ ƚŽ ĚĞĚŝĐĂƚĞ ƚŚĞ ĂƉƉƌŽƉƌŝĂƚĞ ƵƚŝůŝƚLJ
ĞĂƐĞŵĞŶƚƐĨŽƌƐĞƌǀŝŶŐƚŚĞǁĂƚĞƌĂŶĚƐĞǁĞƌƐLJƐƚĞŵƐ͘
Statement of Availability Capacity from other Providers:Unless waived or otherwise provided for at the
pre-application meeting, if the project is to receive sewer or potable water services from any
provider other than the County, a statement from that provider indicating adequate capacity to
serve the project shall be provided.
ͲEŽƚĂƉƉůŝĐĂďůĞͲ
dŚĞŝŶƚĞŶƚŝƐƚŽĐŽŶŶĞĐƚƚŚĞƉƌŽũĞĐƚƚŽƚŚĞŽůůŝĞƌŽƵŶƚLJƵƚŝůŝƚLJƐĞƌǀŝĐĞ͘
dŚĞŝŶƚĞŶƚŝƐƚŽĐŽŶŶĞĐƚƚŚĞƉƌŽũĞĐƚƚŽƚŚĞŽůůŝĞƌŽƵŶƚLJƵƚŝůŝƚLJƐĞƌǀŝĐĞ͘
Page 2726 of 3380
Page 2727 of 3380
ZĞǀŝƐĞĚϮϬϮϰ WĂŐĞ9 ŽĨ11
dŚĞĨŽůůŽǁŝŶŐƐƵďŵŝƚƚĂůƌĞƋƵŝƌĞŵĞŶƚĐŚĞĐŬůŝƐƚŝƐƚŽďĞƵƚŝůŝnjĞĚĚƵƌŝŶŐƚŚĞWƌĞͲƉƉůŝĐĂƚŝŽŶDĞĞƚŝŶŐĂŶĚĂƚƚŝŵĞ
ŽĨĂƉƉůŝĐĂƚŝŽŶƐƵďŵŝƚƚĂů͘ƚĨŝŶĂůƐƵďŵŝƚƚĂů͕ƚŚĞĐŚĞĐŬůŝƐƚŝƐƚŽďĞĐŽŵƉůĞƚĞĚĂŶĚƐƵďŵŝƚƚĞĚǁŝƚŚĂŶƵƉͲƚŽͲĚĂƚĞ
ĂƉƉůŝĐĂƚŝŽŶ͘ WůĞĂƐĞ ƵƉůŽĂĚ ƚŚĞ ƐƵďŵŝƚƚĂů ŝƚĞŵƐ ǁŝƚŚ ĐŽǀĞƌ ƐŚĞĞƚƐ ĂƚƚĂĐŚĞĚƚŽĞĂĐŚƐĞĐƚŝŽŶǀŝĂƚŚĞGMD Portal͘
/ŶĐŽŵƉůĞƚĞƐƵďŵŝƚƚĂůƐǁŝůůŶŽƚďĞĂĐĐĞƉƚĞĚ͕ŽƌƉƌŽĐĞƐƐĞĚ͘View sample PUD document͘
REQUIREMENTS REQUIRED NOT
REQUIRED
ŽǀĞƌ>ĞƚƚĞƌǁŝƚŚ ŶĂƌƌĂƚŝǀĞƐƚĂƚĞŵĞŶƚ ŝŶĐůƵĚŝŶŐ Ă ĚĞƚĂŝůĞĚ ĚĞƐĐƌŝƉƚŝŽŶ ŽĨǁŚLJ
ĂŵĞŶĚŵĞŶƚ ŝƐŶĞĐĞƐƐĂƌLJ
ŽŵƉůĞƚĞĚĂƉƉůŝĐĂƚŝŽŶǁŝƚŚƌĞƋƵŝƌĞĚĂƚƚĂĐŚŵĞŶƚƐ ;ĚŽǁŶůŽĂĚůĂƚĞƐƚǀĞƌƐŝŽŶͿ ݲ
WƌĞͲĂƉƉůŝĐĂƚŝŽŶŵĞĞƚŝŶŐŶŽƚĞƐ
Affidavit of Authorization͕ƐŝŐŶĞĚĂŶĚŶŽƚĂƌŝnjĞĚ ݲ
Property Ownership Disclosure Form ݲ
EŽƚĂƌŝnjĞĚĂŶĚ ĐŽŵƉůĞƚĞĚ ŽǀĞŶĂŶƚ ŽĨ hŶŝĨŝĞĚŽŶƚƌŽů ݲ
CompletedAddressing Checklist ݲ
tĂƌƌĂŶƚLJ ĞĞĚ;ƐͿ
>ŝƐƚ ŝĚĞŶƚŝĨLJŝŶŐ ŽǁŶĞƌ ĂŶĚĂůů ƉĂƌƚŝĞƐ ŽĨ ĐŽƌƉŽƌĂƚŝŽŶ
^ŝŐŶĞĚ ĂŶĚ ƐĞĂůĞĚ ŽƵŶĚĂƌLJ ^ƵƌǀĞLJ
ƌĐŚŝƚĞĐƚƵƌĂůƌĞŶĚĞƌŝŶŐŽĨƉƌŽƉŽƐĞĚƐƚƌƵĐƚƵƌĞƐ
ƵƌƌĞŶƚ ĂĞƌŝĂůƉŚŽƚŽŐƌĂƉŚƐ;ĂǀĂŝůĂďůĞĨƌŽŵWƌŽƉĞƌƚLJ ƉƉƌĂŝƐĞƌͿ ǁŝƚŚƉƌŽũĞĐƚ
ďŽƵŶĚĂƌLJĂŶĚ͕ŝĨǀĞŐĞƚĂƚĞĚ͕&>h&^ŽĚĞƐǁŝƚŚůĞŐĞŶĚŝŶĐůƵĚĞĚŽŶĂĞƌŝĂů͘
^ƚĂƚĞŵĞŶƚ ŽĨ ƵƚŝůŝƚLJ ƉƌŽǀŝƐŝŽŶƐ
ŶǀŝƌŽŶŵĞŶƚĂů ĚĂƚĂ ƌĞƋƵŝƌĞŵĞŶƚƐ ƉƵƌƐƵĂŶƚ ƚŽ> ƐĞĐƚŝŽŶϯ͘Ϭϴ͘ϬϬ
ŶǀŝƌŽŶŵĞŶƚĂůĂƚĂ ZĞƋƵŝƌĞŵĞŶƚƐ ĐŽůůĂƚĞĚŝŶƚŽ Ă ƐŝŶŐůĞ ŶǀŝƌŽŶŵĞŶƚĂů/ŵƉĂĐƚ
^ƚĂƚĞŵĞŶƚ ; /^Ϳ ƉĂĐŬĞƚ Ăƚ ƚŝŵĞ ŽĨ ƉƵďůŝĐ ŚĞĂƌŝŶŐƐ͘ŽŽƌĚŝŶĂƚĞ ǁŝƚŚ ƉƌŽũĞĐƚƉůĂŶŶĞƌ
Ăƚ ƚŝŵĞ ŽĨ ƉƵďůŝĐŚĞĂƌŝŶŐƐ͘
>ŝƐƚĞĚŽƌƉƌŽƚĞĐƚĞĚ ƐƉĞĐŝĞƐƐƵƌǀĞLJ͕ůĞƐƐ ƚŚĂŶϭϮŵŽŶƚŚƐ ŽůĚ͘ /ŶĐůƵĚĞ ĐŽƉŝĞƐŽĨ
ƉƌĞǀŝŽƵƐƐƵƌǀĞLJƐ͘
dƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚLJ ;d/^Ϳ
,ŝƐƚŽƌŝĐĂů^ƵƌǀĞLJ
^ĐŚŽŽů /ŵƉĂĐƚ ŶĂůLJƐŝƐ ƉƉůŝĐĂƚŝŽŶ͕ ŝĨĂƉƉůŝĐĂďůĞ
ůĞĐƚƌŽŶŝĐ ĐŽƉLJ ŽĨ Ăůů ƌĞƋƵŝƌĞĚ ĚŽĐƵŵĞŶƚƐ
ŽŵƉůĞƚĞĚ džŚŝďŝƚƐ Ͳ&;ƐĞĞ ďĞůŽǁ ĨŽƌ ĂĚĚŝƚŝŽŶĂů ŝŶĨŽƌŵĂƚŝŽŶͿ
н
>ŝƐƚŽĨ ƌĞƋƵĞƐƚĞĚĚĞǀŝĂƚŝŽŶƐĨƌŽŵ ƚŚĞ >ǁŝƚŚ ũƵƐƚŝĨŝĐĂƚŝŽŶ ĨŽƌ ĞĂĐŚ ;ƚŚŝƐ
ĚŽĐƵŵĞŶƚ ŝƐ ƐĞƉĂƌĂƚĞ ĨƌŽŵ džŚŝďŝƚ Ϳ
*Checklist continues on next page
Final Submittal Requirement Checklist for:
PUD Rezone- Ch. 3 G.1 of the Administrative Code
Amendment to PUD- Ch. 3 G.2 of the Administrative Code
PUD to PUD Rezone- Ch. 3 G.1 of the Administrative Code
y
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ݲ
ݲ
ݲ
ݲ
ݲ
ݲ
ݲ
ݲ
ݲ
ݲ
ݲ
ݲ
ݲ
ݲ
ݲ
ݲͲEŽƚĂƉƉůŝĐĂďůĞ
ͲtĂŝǀĞƌ/ŶĐůƵĚĞĚ
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ZĞǀŝƐĞĚϮϬϮϰ WĂŐĞ10 ŽĨ11
FEE REQUIREMENTS
ZĞǀŝƐĞĚ ŽŶĐĞƉƚƵĂů DĂƐƚĞƌ^ŝƚĞ WůĂŶ Ϯϰ͟ dž ϯϲ͟ĂŶĚ ŽŶĞ ;ϭͿ ϴ Ъ͟ dž ϭϭ͟ ĐŽƉLJ
KƌŝŐŝŶĂů WhĚŽĐƵŵĞŶƚͬŽƌĚŝŶĂŶĐĞ͕ ĂŶĚ DĂƐƚĞƌ WůĂŶϮϰ͟ dž ϯϲ͟ ʹ KŶůLJ ŝĨ ŵĞŶĚŝŶŐ
ƚŚĞ Wh
ZĞǀŝƐĞĚWh ĚŽĐƵŵĞŶƚ ǁŝƚŚ ĐŚĂŶŐĞƐ ĐƌŽƐƐĞĚƚŚƌƵ Θ ƵŶĚĞƌůŝŶĞĚ
ŽƉLJŽĨ KĨĨŝĐŝĂů /ŶƚĞƌƉƌĞƚĂƚŝŽŶ ĂŶĚͬŽƌ ŽŶŝŶŐ sĞƌŝĨŝĐĂƚŝŽŶ
нdŚĞ ĨŽůůŽǁŝŶŐ ĞdžŚŝďŝƚƐ ĂƌĞƚŽ ďĞĐŽŵƉůĞƚĞĚŽŶĂƐĞƉĂƌĂƚĞ ĚŽĐƵŵĞŶƚ ĂŶĚ ĂƚƚĂĐŚĞĚƚŽ ƚŚĞ ĂƉƉůŝĐĂƚŝŽŶ
ƉĂĐŬĞƚ͗
x ExhibitA: List of Permitted Uses
x Exhibit B: Development Standards
x ExhibitC: Master Plan- SeeChapter 3 G.1 of theAdministrativeCode
x Exhibit D: Legal Description
x ExhibitE: List of Requested LDC Deviations and justification for each
x Exhibit F: List of Development Commitments
/Ĩ ůŽĐĂƚĞĚ ŝŶ Z&Dh ;ZƵƌĂů &ƌŝŶŐĞ DŝdžĞĚhƐĞͿZĞĐĞŝǀŝŶŐ>ĂŶĚ ƌĞĂƐ
WƵƌƐƵĂŶƚƚŽ>ƐƵďƐĞĐƚŝŽŶϮ͘Ϭϯ͘Ϭϴ͘͘Ϯ͘Ă͘Ϯ͘;ď͘Ϳŝ͘Đ͕͘ƚŚĞĂƉƉůŝĐĂŶƚŵƵƐƚĐŽŶƚĂĐƚƚŚĞ&ůŽƌŝĚĂ&ŽƌĞƐƚ^ĞƌǀŝĐĞĂƚ 239-690-3500
ĨŽƌŝŶĨŽƌŵĂƚŝŽŶ ƌĞŐĂƌĚŝŶŐ͞tŝůĚĨŝƌĞ DŝƚŝŐĂƚŝŽŶΘWƌĞǀĞŶƚŝŽŶWůĂŶ͘͟
PLANNERS – INDICATEIF THE PETITION NEEDS TOBEROUTED TO THE FOLLOWING REVIEWERS:
^ĐŚŽŽů ŝƐƚƌŝĐƚ ;ZĞƐŝĚĞŶƚŝĂů ŽŵƉŽŶĞŶƚƐͿ ŽŶƐĞƌǀĂŶĐLJŽĨ^t&>
hƚŝůŝƚŝĞƐ ŶŐŝŶĞĞƌŝŶŐ
WĂƌŬƐĂŶĚZĞĐƌĞĂƚŝŽŶŝƌĞĐƚŽƌ
ŵĞƌŐĞŶĐLJDĂŶĂŐĞŵĞŶƚ /ŵŵŽŬĂůĞĞ tĂƚĞƌͬ^ĞǁĞƌ ŝƐƚƌŝĐƚ
ŝƚLJ ŽĨEĂƉůĞƐ WůĂŶŶŝŶŐ ŝƌĞĐƚŽƌ KƚŚĞƌ͗
ŝƚLJ ŽĨ EĂƉůĞƐ hƚŝůŝƚŝĞƐ KƚŚĞƌ͗
Fire Pre-Application Meeting:ΨϭϱϬ͘ϬϬ ;ƉƉůŝĞĚĂƐĐƌĞĚŝƚƚŽǁĂƌĚƐĨŝƌĞƌĞǀŝĞǁĨĞĞƵƉŽŶƐƵďŵŝƚƚĂůŽĨ
ĂƉƉůŝĐĂƚŝŽŶŝĨǁŝƚŚŝŶϵŵŽŶƚŚƐŽĨƚŚĞƉƌĞͲĂƉƉŵĞĞƚŝŶŐĚĂƚĞͿ
Pre-ApplicationMeeting:ΨϱϬϬ͘ϬϬ
PUD Rezone:ΨϭϬ͕ϬϬϬ͘ϬϬΎ ƉůƵƐ ΨϮϱ͘ϬϬ ĂŶ ĂĐƌĞ ŽƌĨƌĂĐƚŝŽŶ ŽĨ ĂŶ ĂĐƌĞ
PUD to PUD Rezone: Ψϴ͕ϬϬϬ͘ϬϬΎƉůƵƐΨϮϱ͘ϬϬ ĂŶ ĂĐƌĞ Žƌ ĨƌĂĐƚŝŽŶ ŽĨ ĂŶ ĂĐƌĞ
PUD Amendment: Ψϲ͕ϬϬϬ͘ϬϬΎƉůƵƐ ΨϮϱ͘ϬϬ ĂŶ ĂĐƌĞ ŽƌĨƌĂĐƚŝŽŶ ŽĨ ĂŶ ĂĐƌĞComprehensive Planning
Consistency Review: ΨϮ͕ϮϱϬ͘ϬϬ
Environmental Data Requirements-EIS Packet (submittaldetermined at pre-application
meeting): ΨϮ͕ϱϬϬ͘ϬϬ
Listed or Protected Species Review (when an EISis not required):Ψϭ͕ϬϬϬ͘ϬϬ
TransportationReview Fees:
x DĞƚŚŽĚŽůŽŐLJ ZĞǀŝĞǁ͗ ΨϱϬϬ͘ϬϬ ;DĞƚŚŽĚŽůŽŐLJďLJ ŵĂŝů ƚŽ ^ƚĂĨĨͿ
ΎĚĚŝƚŝŽŶĂů ĨĞĞƐƚŽ ďĞĚĞƚĞƌŵŝŶĞĚ Ăƚ DĞƚŚŽĚŽůŽŐLJ DĞĞƚŝŶŐ͘
x DŝŶŽƌ ^ƚƵĚLJZĞǀŝĞǁ͗ ΨϳϱϬ͘ϬϬ
x DĂũŽƌ^ƚƵĚLJZĞǀŝĞǁ Ψϭ͕ϱϬϬ͘ϬϬ
Fire Planning Review Fee:;ΨϯϬϬ Wh͕ WhZͿ ;ΨϭϱϬ WhͿ
y
y
y
y
y ,ŽƵƐŝŶŐ;ŽƌŵĂĐ'ŝďůŝŶ͕^ĂƌĂŚ,ĂƌƌŝŶŐƚŽŶͿ
;EKd ͗WĂŝĚϭͬϮϯͬϮϬϮϰͿ
;EKd ͗WĂŝĚϭͬϮϯͬϮϬϮϰͿ
ƌĞǁŽĚLJ
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Ͳ EŽƚĂƉƉůŝĐĂďůĞ
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ZĞǀŝƐĞĚϮϬϮϰ WĂŐĞ11 ŽĨ11
*The completed application, all required submittal materials, and fees shall be submitted to:
'ƌŽǁƚŚDĂŶĂŐĞŵĞŶƚŽŵŵƵŶŝƚLJĞǀĞůŽƉŵĞŶƚĞƉĂƌƚŵĞŶƚͮ'DWŽƌƚĂů͗
https://cvportal.colliercountyfl.gov/cityviewweb
Questions?Email:'DĐůŝĞŶƚƐĞƌǀŝĐĞƐΛĐŽůůŝĞƌĐŽƵŶƚLJĨů͘ŐŽǀ
Estimated Legal Advertising fee:
x W͗ Ψϭ͕ϭϮϱ͘ϬϬ
x ͗ΨϱϬϬ͘ϬϬ
If applicable, an additional fee for Property Owner Notifications will be billed to the applicant after
Hearing Examiner hearing date. (VariableͿ
School Concurrency Fee, if applicable:
x DŝƚŝŐĂƚŝŽŶ &ĞĞƐ͕ ŝĨ ĂƉƉůŝĐĂƚŝŽŶ͕ ƚŽ ďĞ ĚĞƚĞƌŵŝŶĞĚ ďLJ ƚŚĞ ^ĐŚŽŽů ŝƐƚƌŝĐƚ ŝŶ ĐŽŽƌĚŝŶĂƚŝŽŶ ǁŝƚŚ
ƚŚĞŽƵŶƚLJ
All fees are collected at the time of application. Property Notification Letters, ifrequired by The Land Development Code, will be
invoiced after the petition is heard by the Board of County Commissioners.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this
submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this
petition. *Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee.
^ŝŐŶĂƚƵƌĞŽĨWĞƚŝƚŝŽŶĞƌŽƌ ŐĞŶƚ
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WƌŝŶƚĞĚŶĂŵĞĚŽĨƐŝŐŶŝŶŐƉĂƌƚLJ
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DĂLJϮϰ͕ϮϬϮϰ
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8928 Collier Boulevard PUD (PL20230018397) May 30, 2025
Page 1 of 7
EVALUATION CRITERIA
The provided report recognizes how the Planned Unit Development (PUD) rezone request
complies with the criteria as outlined in LDC §10.02.13.B and furthermore is consistent with LDC
§10.02.13 A.-F., Ch. 3 G.1.
NARRATIVE STATEMENT:
The rezone request is for a residential Planned Unit Development (PUD), changing the zoning
designation from Rural Agricultural to residential PUD for a 9.49+/- acre project located along
Collier Blvd, approximately 1,300 feet north of Hacienda Lakes Parkway in unincorporated Collier
County, Florida. The residential PUD would provide for a multi-family development with a density
of ten (10) dwelling units per acre, allowing for a maximum of 92 units on the property. These
units would include one- and two-bedroom apartments, of which 30% (28 units) would be
designated as affordable housing. The proposed development would be compatible with the
adjacent land uses, which are residential, and would be supported by available infrastructure and
services. Additionally, a portion of the residential units would be specifically dedicated for rental
by essential services personnel in Collier County, therefore supporting those who need affordable
housing amidst the workforce housing crisis in Collier County.
This PUD application is intended to process concurrently with the Growth Management Plan
Amendment (GMPA), Planning Project No. PL20230013845, which is an application to change the
future land use designation to the Bonita Flores Residential Infill Subdistrict. The proposed Future
Land Use Element text, as well as the PUD developer commitments, establish the developer’s
commitment to providing the affordable housing units for a period of 30-years.
REZONE REQUEST EVALUATION CRITERA RESPONSES:
a. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water,
and other utilities.
The subject property is surrounded by existing and future residential land uses to the
north, east, south, and west. The project is being proposed on an undeveloped property
in an urban land use area, along a 6-lane major arterial. To the north and east of the
subject property is the Hacienda Lakes Mixed Use Planned Development, with the
Seven Shores community currently under construction. The Seven Shores community
will include a combination of single-family homes, twin villa residences, and six 4-story
apartment buildings. To the south it is bordered by the Collier Boulevard Lord’s Way
Mixed Use Subdistrict which was recently approved for ten (10) dwelling units per acre,
Page 2755 of 3380
8928 Collier Boulevard PUD (PL20230018397) May 30, 2025
Page 2 of 7
with affordable housing provisions, matching the density of the proposed PUD project.
This 69-acre project is approved for 690 multi-family and/or single-family attached
units. Construction of the Azalea Park project has commenced within the Lord’s Way
Mixed Use Subdistrict, which includes 394 residential units, with a series of 4-story
apartment buildings on this site. Farther southeast of the property is a recently
approved new subdistrict, Carman Drive Subdistrict, which provides for a multi-family
development of 13.9 dwelling units per acre with approximately 22.6% affordable
housing. Additionally, further south of the Collier Boulevard Lord’s Way Mixed Use
Subdistrict is a planned unit development which will include a combination of retail,
professional and medical office uses. Continuing south along Collier Boulevard, about
1 mile in distance from the subject property is a regional medical center.
The proposed project would include twenty-eight (28) affordable housing units, of
which fourteen (14) would be exclusively for essential services personnel, such as those
medical professionals who may work nearby, and also available to military veterans,
government employees, teachers, active duty military, or police or fire personnel. The
location is ideal for multi-family residential infill development and would be beneficial
in providing affordable housing units and assisting with the critical affordable housing
needs in Collier County. Furthermore, the subject property is located along a major
arterial with sufficient roadway capacity to support the proposed project. There is
sufficient capacity in the County’s water and sewer services in the area. A detailed level
of service study (LOSS) was provided as part of the Small Scale GMPA application. The
LOSS recognized that there is sufficiency infrastructure to support the needs of the
residential development on this property, to include water, sewer, transportation
capacity, as well as other public services and needs.
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract,
or other instruments, or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense. Findings and
recommendations of this type shall be made only after consultation with the County Attorney.
The documents submitted as part of this application demonstrate unified control of the
property. Additionally, the development will be required to gain site development
approval, which ensures appropriate stipulations for the provision of and continuing
operation and maintenance of infrastructure by the developer.
c. Conformity of the proposed PUD with the goals, objectives, policies, and the Future Land Use
Element of the GMP. (This is to include identifying what subdistrict, policy, or other provision
Page 2756 of 3380
8928 Collier Boulevard PUD (PL20230018397) May 30, 2025
Page 3 of 7
allows the requested uses/density, and fully explaining/addressing all criteria or conditions of
that subdistrict, policy, or other provision.)
The proposed amendment is consistent with the Collier County GMP goals, objectives,
and policies. Compliance with applicable GMP policies is further elaborated upon
below.
Future Land Use Element
Policy 5.4 requires that all applications must be consistent with the Future Land Use
Map in the GMP. A companion GMPA has been filed which creates a new residential
infill subdistrict which would allow for up to 92 multi-family units on this site. Upon
approval of the new subdistrict, the project may be deemed consistent with the GMP.
Policy 5.5 discourages unacceptable levels of urban sprawl to minimize the cost of
community facilities utilizing urban areas for development before redesignating new
property for urban intensity. The proposed development is in an area of the County that
is designated as Urban Residential Fringe Subdistrict and has comparable land use
types, comparable residential densities nearby, and available infrastructure to support
it within the area. This project is an example of an infill development which does not
create urban sprawl. The residential density and utilization of the existing infrastructure
for this project in its proposed location is a good utilization of vacant land in an urban
area.
Policy 5.6 requires that new projects will be compatible with and complementary to the
surrounding land uses. The proposed project will consist of one and two-story rental
units, of which 30% of the units constructed will be income and rent restricted. The PUD
master concept plan demonstrates appropriate project buffers consistent with that
required in the LDC, and the proposed development standards will ensure that the units
are setback from the adjacent roadway and nearby residential development to ensure
the compatibility. The subject property is located adjacent on the north and east sides
to the Hacienda Lakes Mixed Use Planned Development, with the Seven Shores
community currently under construction. The Seven Shores community will include a
combination of single-family homes, twin villa residences, and six 4-story apartment
buildings. To the south of the property is the Collier Boulevard Lord’s Way Mixed Use
Planned Development, a 69-acre project, approved for 690 multi-family and/or single-
family attached units, which includes affordable housing commitments. Construction of
the Azalea Park project has commenced on this site, including 394 residential units, with
a series of 4-story apartment buildings on this site.
The proposed project will have the same density as the project to the south, as well as
be a similar height as a 4-story apartment building. The use of the undeveloped
property at 8928 Collier Boulevard for a residential multi-family project is an efficient
use of the existing urban area through its creation of essential housing to support the
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8928 Collier Boulevard PUD (PL20230018397) May 30, 2025
Page 4 of 7
local employers. It is amongst an already developed and/or under construction area
which represents an efficient use of the land and all the available resources within the
area. Furthermore, the development of this site with rental units, and 30% being
affordable housing rentals directly supports the housing needs of the major employers
within the area without urban sprawl.
Housing Element
Objective 1 recognizes the need to provide new affordable housing units to meet the
current and future housing needs of legal residents with very-low, low, moderate, and
affordable workforce housing incomes. The proposed PUD recognizes development
commitments that include a minimum of 30% affordable housing requirements.
Specifically, twenty-eight (28) of the residential units would be income and rent-
restricted for a period of 30-years. Of these units, 14 would be rented to those who are
considered in the low-income (80% AMI) housing income range and 14 would be rented
to those who are in the moderate-income housing range (100% AMI). Furthermore,
fourteen of these affordable housing units would be advertised for rent to essential
service personnel and military veterans.
Transportation Element
Policy 7.1 encourages developers and property owners to connect their properties to
fronting collector and arterial roads. The proposed development will have ingress and
egress on Collier Boulevard, an arterial road.
Policy 7.2 encourages developers to have internal accesses or loop roads to help reduce
vehicular congestion on nearby collector and arterial roads. The proposed residential
development will have its access along Collier Boulevard, with the drive access leading
into the parking lots for the residential building. The project will not have access to any
other local streets or adjoining neighborhoods, however, a potential interconnection
with Hacienda Lakes PUD to the immediate north will be shown on the MCP, just east
and inside the property boundary to allow for a future potential interconnection. This
interconnection would be this project’s burden; however, Hacienda Lakes would have
to amend their zoning to allow the interconnection. The adjacent property to the south
of this project is a preserve area, and this project includes lake and preserve area on the
eastern portion, therefore no opportunity for interconnection exists to the south and
east.
Policy 7.3 encourages developers to connect local streets and interconnection points
with adjoining neighborhoods. The adjacent neighborhoods are not under unified
control and are being developed as separate communities. However, a potential
interconnection with Hacienda Lakes PUD to the immediate north will be shown on the
MCP to allow for a future potential interconnection.
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8928 Collier Boulevard PUD (PL20230018397) May 30, 2025
Page 5 of 7
Policy 7.4 encourages developers to create communities that are walkable, have a blend
of densities, have common open spaces, civic facilities and a range of housing types and
prices. The proposed development will include a variety of rental prices for the one and
two-bedroom units. The residential building will offer fourteen units for rent at a low-
income price range to not exceed 80% of the Area Median Income (AMI) for Collier
County and fourteen units for rent to not exceed 100% of the AMI. The community
property also includes 61% open space, which includes a 1.46 acre lake and 1.22 acres
of preserve area. The project will include amenities, such as a courtyard and a
community pool. The residential project is located adjacent to a 12’ paved multi-use
path running along the east side of Collier Boulevard at the entrance of this project. This
path allows for recreational uses, as well as walkable access to commercial uses south
of the property along Collier Boulevard.
Conservation and Coastal Management Element
Objective 6.1 recognizes the protection of native vegetative communities through the
application of minimum preservation requirements. The proposed project will meet or
exceed the 15% preserve requirement. Additionally, the preserve will meet all Collier
County requirements, and all required State and Federal agency permits. Applicable
permits will be provided to Collier County at the time of Site Development Plan.
Objective 7.1 recognizes the direction of incompatible land uses away from listed
animal species and their habitats. An environmental report has been completed as part
of the project preparation to ensure the proposed project will meet or exceed the
County’s habitat preservation requirements. A copy of that environmental report is
included in this PUD application package. This project will include 15% preservation
area.
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
The proposed amendment will result in a project that is compatible with the
surrounding area. The proposed project will include one 4-story residential multi-family
building which is compatible with the residential buildings being constructed in the
nearby area. To the south, as part of the Azalea Park project, 394 residential units with
a series of 4-story buildings has commenced construction. To the north, a combination
of single-family homes, twin villa residences, and apartment buildings have commenced
construction. The apartment buildings to the north, within the Seven Shores
community, will develop in six 4-story buildings. Additionally, a 15’ type B landscape
buffer will be required between the subject property and the PUD development to the
north and a 10’ type A landscape buffer will be required between the future residential
property to the south. The residential community to the south will include a preserve
area adjacent to this project. To further buffer these properties, a wall is planned to be
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8928 Collier Boulevard PUD (PL20230018397) May 30, 2025
Page 6 of 7
constructed along the southern property line, consistent with the Land Development
Code. This wall will be adjacent to the preserve area on the property to the south. On
the eastern portion of the property is a lake and 1.22 acres of preserve area. These are
the only residential developments directly adjacent to the proposed multi-family
residential project.
e. The adequacy of usable open space areas in existence and as proposed to serve
the development.
1. The amount of native preserve set aside for this project meets the minimum
requirement of the LDC. Specifically, there is 8.15± acres of native vegetation on-
site requiring a minimum preservation of 1.22± acres (8.15 X .15 = 1.2). A minimum
of 1.22± acres of native vegetation shall be retained on-site.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
The roadway infrastructure has adequate capacity to serve the proposed project
currently. As part of the companion GMPA, a detailed level of service analysis has been
completed which supports that there is adequate capacity to serve the project, with no
negative impacts on the level of service standards for public facilities in the area, to
include water, wastewater, solid waste capacity, school capacity, park capacity, and
other services. Additionally, a traffic impact statement was prepared showing that
there are no negative impacts to the level of service along Collier Boulevard. It does
recognize that a 315’ turning bay will be provided for the right-turn ingress traffic which
is sufficient to accommodate the projected vehicular flow. The project does not require
any major traffic mitigation measures to maintain the adopted level of service on Collier
Boulevard.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
The area has adequate supporting infrastructure such as roadway capacity, wastewater
capacity, potable water capacity, and solid waste capacity to accommodate this project.
Additionally, there are available services to support this growth in residential
population, to include fire/EMS/sheriff services, school needs, and park availability.
This was demonstrated in the detailed level of service study completed as part of the
companion GMPA. Recognizing the area around it is either developed or under
development, this is an example of urban infill and effectively makes use of that
available infrastructure to support it.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications are justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
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8928 Collier Boulevard PUD (PL20230018397) May 30, 2025
Page 7 of 7
There are no PUD modifications being requested at this time.
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Addressing Checklist (Rev ϭϬ/2022)Page 1 of 1
Operations & Regulatory Management Division Ɣ1RUWK+RUVHVKRH'ULYHƔ1DSOHV)/Ɣ --
www.colliercountyfl.gov
ADDRESSING CHECKLIST
Please complete the following and upload via the CityView Portal with your submittal. Items ŵĂƌŬĞĚǁŝƚŚ;ΎͿare required for
every application, other items are optional and may not apply to every project.
Forms are valid for 6 months following their submittal; an updated form will be required for a new submittal after that timeframe
and any time the properties within the project boundary are modified.
Additional documents may be attached to this form and can include:
-ΎLOCATION MAP and/or SURVEY showing the proposed project boundary.
- List of additional folio numbers and associated legal descriptions.
- E-mail from Addressing Official for any pre-approved project and/or street names.
LOCATION INFORMATION
ΎFOLIO (Property ID) Number(s)of subject property or properties. [Attach list if necessary]
ΎLEGAL DESCRIPTION of subject property or properties. [Attach list if necessary]
STREET ADDRESS(ES)where applicable, if already assigned.
PROJECT INFORMATION
Acceptance of this form does not constitute project and/or street name approval and is subject to further review by the Addressing
Official. Pre-Approval may be requested by contacting us at GMD_Addressing@colliercountyfl.gov or 239-252-2482 prior to your
submittal.
CURRENT PROJECT NAME
PROPOSED PROJECT NAME
PROPOSED STREET NAME(s)
LATEST APPROVED PROJECT NUMBER [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####]
00418400302
S14, T50, R26 and see attached
8928 Collier Blvd. Naples, FL 34114
8928 Collier Blvd.
N/A
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PROPERTY OWNERSHIP DISCLOSURE FORM
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of application, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a.If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
100%
0%
0%
Catana Construction Inc. 100%
3899 Mannix Dr. Suite 405, Naples, FL 34114 (for all listed here)
Peter Catana, Director, President, Secretary, Treasurer
Michael Crijan, Director
Jessica Catana, Vice President
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
01/2023 Page 1 of 3
Page 2766 of 3380
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract: ___________
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
Nov. 10, 2017 by Bonita Flores I,LLC
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
01/2023 Page 2 of 3
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Date of option: _________________________
Date option terminates: __________________, or
Anticipated closing date: ________________
AFFIRM PROPERTY OWNERSHIP INFORMATION
Any petition required to have Property Ownership Disclosure, will not be accepted without this form.
Requirements for petition types are located on the associated application form. Any change in ownership whether
individually or with a Trustee, Company or other interest-holding party, must be disclosed to Collier County
immediately if such change occurs prior to the petition’s final public hearing.
ƐƚŚĞĂƵƚŚŽƌŝnjĞĚĂŐĞŶƚͬĂƉƉůŝĐĂŶƚĨŽƌƚŚŝƐƉĞƚŝƚŝŽŶ͕/ĂƚƚĞƐƚƚŚĂƚĂůůŽĨƚŚĞŝŶĨŽƌŵĂƚŝŽŶŝŶĚŝĐĂƚĞĚŽŶƚŚŝƐĐŚĞĐŬůŝƐƚŝƐ
ŝŶĐůƵĚĞĚŝŶƚŚŝƐƐƵďŵŝƚƚĂůƉĂĐŬĂŐĞ͘/ƵŶĚĞƌƐƚĂŶĚƚŚĂƚĨĂŝůƵƌĞƚŽŝŶĐůƵĚĞĂůůŶĞĐĞƐƐĂƌLJƐƵďŵŝƚƚĂůŝŶĨŽƌŵĂƚŝŽŶŵĂLJ
ƌĞƐƵůƚŝŶƚŚĞĚĞůĂLJŽĨƉƌŽĐĞƐƐŝŶŐƚŚŝƐƉĞƚŝƚŝŽŶ͘
____________________________________________ ____________
Agent/Owner Signature Date
____________________________________________
Agent/Owner Name (please print)
ΎdŚĞĐŽŵƉůĞƚĞĚĂƉƉůŝĐĂƚŝŽŶ͕ĂůůƌĞƋƵŝƌĞĚƐƵďŵŝƚƚĂůŵĂƚĞƌŝĂůƐ͕ĂŶĚĨĞĞƐƐŚĂůůďĞƐƵďŵŝƚƚĞĚƚŽ͗
'ƌŽǁƚŚDĂŶĂŐĞŵĞŶƚŽŵŵƵŶŝƚLJĞǀĞůŽƉŵĞŶƚĞƉĂƌƚŵĞŶƚͮ'DWŽƌƚĂů͗
ŚƚƚƉƐ͗ͬͬĐǀƉŽƌƚĂů͘ĐŽůůŝĞƌĐŽƵŶƚLJĨů͘ŐŽǀͬĐŝƚLJǀŝĞǁǁĞď
YƵĞƐƚŝŽŶƐ͍ ŵĂŝů͗'DĐůŝĞŶƚƐĞƌǀŝĐĞƐΛĐŽůůŝĞƌĐŽƵŶƚLJĨů͘ŐŽǀ
______________________________________________
t/O Si t
Michael Crijan
4/30/24
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
01/2023 Page 3 of 3
Page 2768 of 3380
3899 MANNIX DR. SUITE 405
NAPLES, FL 34114
Current Principal Place of Business:
Current Mailing Address:
3899 MANNIX DR. SUITE 405
NAPLES, FL 34114 US
Entity Name:CATANA CONSTRUCTION INC.
DOCUMENT# P21000005312
FEI Number: 36-4986225 Certificate of Status Desired:
Name and Address of Current Registered Agent:
CRIJAN, MICHAEL
3899 MANNIX DR. SUITE 405
NAPLES, FL 34114 US
The above named entity submits this statement for the purpose of changing its registered office or registered agent, or both, in the State of Florida.
SIGNATURE:
Electronic Signature of Registered Agent Date
Officer/Director Detail :
I hereby certify that the information indicated on this report or supplemental report is true and accurate and that my electronic signature shall have the same legal effect as if made under
oath; that I am an officer or director of the corporation or the receiver or trustee empowered to execute this report as required by Chapter 607, Florida Statutes; and that my name appears
above, or on an attachment with all other like empowered.
SIGNATURE:
Electronic Signature of Signing Officer/Director Detail Date
MICHAEL CRIJAN
FILED
Apr 15, 2024
Secretary of State
7864339629CC
MICHAEL CRIJAN D
04/15/2024
2024 FLORIDA PROFIT CORPORATION ANNUAL REPORT
No
04/15/2024
Title DPST
Name CATANA, PETER
Address 3899 MANNIX DR. SUITE 405
City-State-Zip: NAPLES FL 34114
Title VP
Name CATANA, JESSICA
Address 3899 MANNIX DR. SUITE 405
City-State-Zip: NAPLES FL 34114
Title D
Name CRIJAN, MICHAEL
Address 3899 MANNIX DR. SUITE 405
City-State-Zip: NAPLES FL 34114
Page 2769 of 3380
Revised 2024 Page 6 of 11
APPLICANT CONTACT INFORMATION
PROPERTY INFORMATION
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST
Name of Applicant(s):
Address City:State:ZIP:
Telephone:
E-Mail Address:
Cell:
Address of Subject Property (If available):
City: State:
ZIP:
Section/Township/Range: / /
Lot: Block:Subdivision:
Metes & Bounds Description:
Plat Book: Page #:Property I.D. Number:
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System
d. Package Treatment Plant
e. Septic System
Provide Name:
(GPD Capacity):
Type:
Check applicable system:
a. County Utility System
b. City Utility System
c. Franchised Utility System
d. Private System (Well)
Total Population to be Served:
Peakand AverageDailyDemands:
B. Sewer-Peak:
Provide Name:
Average Daily:
Average Daily:
TYPE OF WATER SERVICE TO BE PROVIDED
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Page 2770 of 3380
Page 2771 of 3380
COLLIER BLVD
(CR 951)ZONED: HACIENDA LAKES MPUD/DRIUSE: SINGLE FAMILY RESIDENTIALZONED: LORDS WAY MPUDUSE: MULTI-FAMILY RESIDENTIALZONED: HACIENDA LAKES MPUD/DRI
USE: SINGLE FAMILY RESIDENTIAL
R170' FPLESMT155' ACCESSESMT15' WIDE TYPE'D' BUFFER15.5' ROWCOMPENSATION15' WIDE TYPE
'B' BUFFER
10' WIDE TYPE
'B' BUFFER
20' LME
25' MIN. BLDG
SETBACK
15' MIN. BLDG
SETBACK
30' MIN. BLDG SETBACK15' UTILITYESMT15' WIDE TYPE'B' BUFFER(SEE NOTE 5)25' PRESERVEBOUNDARYCONSERVATION EASEMENTO.R. 2532, PG. 2206SITE BOUNDARY
POTENTIAL 5' ± HIGH RETAINING WALL
(FINAL LOCATION AND DESIGN TO BE
DETERMINED AT TIME OF SITE
DEVELOPMENT PLAN)
PROP. RIGHT TURN LANE
EX. COLLIER BLVD CANAL
EX. 10' MULTI-USE PATH NFeet
0 180 360LEGEND
DETENTION AREA
LAKE AREA
PRESERVE
RESIDENTIAL
INGRESS/EGRESS
DEVIATION
LOCATION
R
NOTES:
1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO
MODIFICATION DUE TO AGENCY PERMITTING
REQUIREMENTS.
2. ALL ACREAGES ARE APPROXIMATE AND SUBJECT TO
MODIFICATION AT THE TIME OF SDP OR PLAT APPROVAL.
3. PRESERVE AREAS AS REQUIRED BY LDC SECTION 3.05.07.
4. THE LOCATION OF THE ONSITE LAKE AND RESIDENTIAL
TRACTS IS PRELIMINARY AND MAY BE ADJUSTED AT SITE
PLAN APPROVAL.
5. PRESERVES CAN BE USED TO MEET LDC LANDSCAPE
BUFFER PER LDC SECTION 4.06.05.
LANDSCAPE BUFFERS:
NORTH: 15' TYPE B
SOUTH: 10' TYPE A
WEST: 15' TYPE D
PRINCIPAL SETBACKS:
FRONT: 30' MIN
SIDE: 15' MIN (NORTH)
SIDE: 25' MIN (SOUTH/PRESERVE)
REAR: 30' MIN
MIN. FLOOR AREA: 550 SF/UNIT
MIN. LOT AREA: N/A
MIN. LOT WIDTH: N/A
MIN. LOT DEPTH: N/A
MIN. BLDG. HEIGHT: 52' ZONED, 56' ACTUAL
ACCESSORY SETBACKS:
FRONT: SPS
SIDE: 15' MIN (NORTH)
SIDE: 10' MIN (SOUTH/PRESERVE)
REAR: SPS
TOTAL ACREAGE: 9.49
OPEN SPACE: MIN. REQUIRED/PROVIDED (30%): 2.85 AC
NATIVE VEGETATION: 8.15
REQUIRED PRESERVATION (15%): 1.22 AC
PROVIDED PRESERVATION: 1.20 AC
Page 2772 of 3380
Page 2773 of 3380
Page 2774 of 3380
Page 2775 of 3380
FLORIDA SPORTS PARK RDCOLLIER BLVD740 E1 - DisturbedLand – Exotics0-24% - 1.75ac416 H E4 - PineFlatwoods, GraminoidGroundcoverHydric – Exotics50-74% - 7.75acStantec Consulting Services Inc.777 S. Harbour Island Blvd. Suite 600Tampa, FL 33602tel 813.223.9500fax 813.223.0009Bonita Flores 1 LLCFLUCCS Map - Collier County, FloridaApril 2024075150Feet($$¯C:\Users\cberner\Documents\_Craig_Schmittler\215818460\fig2_fluccs_map_20231221.mxd Revised: 2024-05-02 By: cbernerDisclaimer: Stantec assumes no responsibility for datasupplied in electronic format. The recipient acceptsfull responsibility for verifying the accuracy andcompleteness of the data. The recipient releases Stantec, its officers, employees, consultants andagents, from any and all claims arising in any wayfrom the content or provision of the data.Parcel BoundaryFLUCCS BoundaryPrepared by: C.J.B. 05/02/24Notes:1. Coordinate System: NAD 1983 StatePlane Florida East FIPS 0901 Feet2. Source data: Collier County Property Appraiser, Stantec3. Imagery: ESRI Basemap 2020L E G E N DPage 2776 of 3380
FLORIDASPORTSPARKRDCOLLIER BLVDStantec Consulting Services Inc.777 S. Harbour Island Blvd. Suite 600Tampa, FL 33602tel 813.223.9500fax 813.223.0009Bonita Flores 1 LLCLocation Map - Collier County, FloridaApril 2024075150Feet($$¯C:\Users\cberner\Documents\_Craig_Schmittler\215818460\fig1_location_map_20231221.mxd Revised: 2024-05-01 By: cbernerDisclaimer: Stantec assumes no responsibility for datasupplied in electronic format. The recipient acceptsfull responsibility for verifying the accuracy andcompleteness of the data. The recipient releases Stantec, its officers, employees, consultants andagents, from any and all claims arising in any wayfrom the content or provision of the data.Parcel BoundaryPrepared by: C.J.B. 05/01/24Notes:1. Coordinate System: NAD 1983 StatePlane Florida East FIPS 0901 Feet2. Source data: Collier County Property Appraiser3. Imagery: ESRI Basemap 2020L E G E N DPage 2777 of 3380
Stantec Consulting Services Inc.
1412 Jackson St., Suite 3, Fort Myers FL 33901
May 20, 2024
Ms. Nancy Gundlach, AICP
Collier County Growth Management Department
Zoning Division - Zoning Services Section
2800 North Horseshoe Drive
Naples, FL 34104
Subject: Historical Waiver Application
Planned Unit Development Amendment (PUD) - PL20230018397
Dear Ms. Gundlach:
As part of the application package for the Planned Unit Development Amendment,
PL20230018397, please accept the attached historical waiver application for staff’s review.
The waiver request is for the subject property located at 8928 Collier Boulevard, Naples, FL. This
property is approximately 9.49 acres in size and is mostly undeveloped. It does include an active
Florida Power & Light (FPL) easement which crosses the eastern end of the property from north to
south, which is slightly more than an acre in size. Directly west of that easement is a small Collier
County utility building located on a filled construction pad. The remainder of the land to the west,
is undeveloped and heavily infested with nuisance and exotic vegetation. Property to the north
east, and south is currently under development and has been cleared. These factors help to
demonstrate that this area has low potential for historical/archaeological sites on the subject
property.
The historical waiver application includes the following:
1. Cover Letter with Narrative (this document);
2. Waiver Application Form;
3. Aerial Map; and
4. FLUCCS Map.
If you have any further questions, please do not hesitate to contact me directly at (239) 225-4805,
or josh.philpott@stantec.com.
Sincerely,
STANTEC CONSULTING SERVICES INC.
Page 2778 of 3380
Ma\ 20, 2024
Page 2 of 2
Josh Philpott, AICP
Principal, Planning
Enclosures
cc: Justin Narine, Catana Construction, Inc.
Beth Rozansky, AICP, Stantec Consulting Services Inc.
John Blikstad, P.E., Stantec Consulting Services Inc.
Page 2779 of 3380
Waiver of History Survey Application (HDW) 4/08/24 Page 1 of 5
Planning and Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
www.colliercountyfl.gov/
Need Help?
GMCD Public Portal
Online Payment Guide
E-Permitting Guides
SUBMITTAL DATE: _______________ ASSIGNED PLANNER: _________________________
PETITION NUMBER ASSOCIATED WITH WAIVER:__________________________________
PROJECT NAME:____________________________________________________________
LOCATION:(Common Description) _____________________________________________
_________________________________________________________________________
_________________________________________________________________________
SUMMARY OF WAIVER REQUEST:_____________________________________________
_________________________________________________________________________
(Properties located within an area of Historical and Archaeological Probability but with a low
potential for historical/archaeological sites may petition the Growth Management
Community Development to waive the requirement for a Historical/Archaeological Survey
and Assessment. Once the waiver application has been submitted, it shall be reviewed and
acted upon within five (5) working days. The waiver request shall adequately demonstrate
that the area has low potential for historical/archaeological sites.)
WAIVER APPLICATION FROM REQUIRED HISTORICAL
AND ARCHAEOLOGICAL SURVEY AND ASSESSMENT
LDC Subsection 2.03.07 E 2.j.
May 20, 2024 Ms. Nancy Gundlach
PL20230018397
Bonita Flores Residential Infill Subdistrict PUD
8928 Collier Blvd, Naples FL
Located along Collier Blvd, approx. 1,300' north of Hacienda Lakes Pkwy
Request to waive the requirement of a Historical and
Archaeological Survey and Assessment. This site is undeveloped.
Page 2780 of 3380
Waiver of History Survey Application (HDW) 4/08/24 Page 2 of 5
Name of Property Owner(s): __________________________________________________
Name of Applicant if different than owner: _____________________________________
Address: ________________ City: __________________ State: ______ ZIP: ____________
Telephone: ________________Cell:________________
E-Mail Address: ________________________________
Name of Agent: _____________________________________________________________
Firm: ________________
Address: ________________ City: __________________ State: ______ ZIP: ____________
Telephone: ________________Cell:_________________
E-Mail Address: ________________________________
Property I.D. Number _____________________________________
Section/Township/Range: / /
Subdivision:____________________________________ Block:________ Lot:_________
Plat Book___________ Page # ____________
Metes & Bounds Description: ________________________________________________
__________________________________________________________________________
If the applicant includes multiple contiguous parcels, the legal description may describe the
perimeter boundary of the total area, and need not describe each individual parcel, except
where different zoning requests are made on individual parcels. A boundary sketch is also
required. Collier County has the right to reject any legal description, which is not
sufficiently detailed so as to locate said property, and may require a certified survey or
boundary sketch to be submitted.
LEGAL DESCRIPTION
APPLICANT CONTACT INFORMATION
Mr. Justin Narine, Catana Construction Inc.
3899 Mannix Dr, Suite 405 Naples FL 34114
239-331-3425
justin.narine@catanaconstruction.com
Josh Philpott, AICP
Stantec Consulting Services, Inc.
1412 Jackson St., Suite 3 Fort Myers FL 33901
(239) 225-4805 (239) 313-3025
josh.philpott@stantec.com
00418400302
14 50 26
15 50 26 S 1/2 OF S 1/2 OF NW 1/4 OF NW 1/4 LESS W 100FT R/W
Bonita Flores I, LLC
Page 2781 of 3380
Waiver of History Survey Application (HDW) 4/08/24 Page 3 of 5
Size of Property:________ft. x ___________ft. Total Sq. ft. _________ Acres________
Width Along Roadway:______________________Depth:__________________________
Present Zoning Classification:_______________________________________ __________
Present Use of Property: _____________________________________________________
REQUIREMENTS REQUIRED NOT
REQUIRED
CoverLetterwithnarrativestatementdetailing the reason for the waiver
request
Completed application with required attachments (download latest version)
AffidavitofAuthorization,signedandnotarized
PropertyOwnershipDisclosureForm
Current aerial photographs (available from Property Appraiser) with project
boundary and, if vegetated, FLUCFCS Codes with legend included on aerial.
Any other conditions in previously approved development order(s).
Other:
PROPERTY INFORMATION AND REQUIREMENTS
334 1237
413,158 9.49
334' 1237'
rural agricultural
zacant
Page 2782 of 3380
Waiver of History Survey Application (HDW) 4/08/24 Page 4 of 5
Note: This provision is to cover instances in which it is obvious that any archaeological or
historic resource that may have existed has been destroyed. Examples would be
evidence that a major building has been constructed on the site or that an area has
been excavated.
$Waiver Request Justification.
Interpretation of Aerial Photograph 7KHDWWDFKHGDHULDOVKRZVWKHSURSHUW\LV
XQGHYHORSHG$Q)3/HDVHPHQWH[LVWVRQWKHHDVWHUQHGJHRIWKHSURSHUW\
DORQJZLWKDVPDOO&ROOLHU&RXQW\XWLOLW\EXLOGLQJZHVWRIWKH)3/HDVHPHQW
2. Historical Land Use Description: _7KHVLWHFDQEHGHVFULEHGDVKLVWRULFDO
ZHWODQGV__________________________________
3. Land, cover, formation and vegetation description: 7KHSURSHUW\LVKHDYLO\
LQIHVWHGE\QXLVDQFHDQGH[RWLFYHJDWLRQ6HHDWWDFKHG)/8&&60DS____________________
4. Other: 3URSHUWLHVWRWKHQRUWKDQGHDVWKDYHEHHQFOHDUHGDQGDUHXQGHU
GHYHORSPHQW$GGLWLRQDOO\WKHFRQVWUXFWLRQRIWKH&RXQW\XWLOLW\EXLOGLQJDQG
)3/HDVHPHQWKDYHQRWVKRZQSRWHQWLDOIRUKLVWRULFDODUFKDHRORJLFDOVLWHV
B. The County Manager or designee may deny a waiver, grant the waiver, or grant the
waiver with conditions. He shall be authorized to require examination of the site by an
accredited archaeologist where deemed appropriate. The applicant shall bear the cost
of such evaluation by an independent accredited archaeologist. The decision of the
County Manager or designee regarding the waiver request shall be provided to the
applicant in writing. In the event of a denial of the waiver request, written notice shall
be provided stating the reasons for such denial. Any party aggrieved by a decision of
the County Manager or designee regarding a waiver request may appeal to the
Preservation Board. Any party aggrieved by a decision of the Preservation Board
regarding a waiver request may appeal that decision to the Board of County
Commissioners.
WAIVER CRITERIA
Page 2783 of 3380
Waiver of History Survey Application (HDW) 4/08/24 Page 5 of 5
A.The applicant shall be responsible for the accuracy and completeness of this
application. Any time delays or additional expenses necessitated due to the submittal
of inaccurate or incomplete information shall be the responsibility of the applicant.
B.All information submitted with the application becomes a part of the public record and
shall be a permanent part of the file.
C.All attachments and exhibits submitted shall be of a size that will fit or conveniently
fold to fit into a legal size (8 ½” x 14”) folder.
______________________________
Signature of Applicant or Agent
______________________________
Printed Name of Applicant or Agent
TO BE COMPLETED BY THE COMMUNITY DEVELOPMENT SERVICES DIVISION-
The County Manager or designee has made the following determination:
Approved on: _____________ By:___________________________________
Approved with Conditions on: ____________By: __________________________________
(see attached)
Denied on: _______________ By: __________________________________
(see attached)
CERTIFICATION
NOTICE OF DECISION
Philpott, Joshua Digitally signed by Philpott,
Joshua
Date: 2024.05.20 13:49:34 -04'00'
Josh Philpott
Page 2784 of 3380
COLLIER BLVD(CR 951)SUBJECT PROPERTY100' COLLIER COUNTYDRAINAGE CANAL120' PUBLICRIGHT-OF-WAY (C.R. 951)NFeet0120240Page 2785 of 3380
C:\Users\cberner\Documents\_Craig_Schmittler\215818460\fig2_fluccs_map_20231221.mxd Revised: 2024-05-02 By: cbernerPage 2786 of 3380
8928 Collier Boulevard GMPA &
Rezoning
Traffic Impact Statement
215618460
Prepared for:
Bonita Flores I, LLC
35 Trillium Dr, Unit #1
Kitchener, Ontario N2E 0H2
Prepared by:
Stantec Consulting Services Incorporated
3510 Kraft Road, Suite 200
Naples, Florida 34105
May 2024
Design with community in mind
Page 2787 of 3380
Professional Engineer’s
Certification
I certify that I have experience and training in the field of Traffic and Transportation Engineering.
Additionally, I hereby certify that I am a Licensed Professional Engineer in the State of Florida
practicing with Stantec Consulting Services Inc. and that I have supervised the preparation of
and approve the evaluations, findings, opinions, conclusions, and technical advice hereby
reported for:
PROJECT: 8928 Collier Boulevard GMPA & Rezoning
Traffic Impact Statement
215618460
LOCATION: Naples, Florida
This document titled 8928 Collier Boulevard GMPA & Rezoning – Phase 1 Traffic Impact Statement
was prepared by Stantec Consulting Services Inc. for the account of Bonita Flores I, LLC. The
material in it reflects Stantec’s best judgment in light of the information available to it at the time
of preparation. Any use which a third party makes of this report, or any reliance on or decisions
made based on it, are the responsibilities of such third parties. Stantec Consulting Services Inc.
accepts no responsibility for damages, if any, suffered by any third party as a result of decisions
made or actions based on this report.
Prepared by:
Page 2788 of 3380
1 | Page
PURPOSE
Stantec has been tasked by Bonita Flores I, LLC to pursue a Growth Management Plan Amendment
(GMPA) and Rezoning of the property to permit the development of 92-unit, four-story multifamily
residential dwelling units (known in this report as “the Project”). The following traffic analysis submitted
in support of this GMPA is intended satisfy the applicable requirements for a Small Scale Traffic Impact
Statement as prescribed in Resolution No. 2006-299 from the Board of County Commissioners of Collier
County, which is based on the number of two-way peak hour trips that would be generated by the
proposed development (<50 during each peak hour). The purpose of this Traffic Impact Statement (TIS) is
to document the impact of the Project on the adjacent roadway network and site access point.
STUDY AREA & SITE DESCRIPTION
The Project parcel(Property ID #00418400302, 8928 Collier Boulevard, Naples, FL 34114) is approximately
9.49 acres in size and is currently within the Rural Agricultural (A) zoning district as shown on the Collier
County Zoning Map. A rezoning is being proposed as part of this Project to develop the property beyond
agricultural uses. The subject site is located on the northbound side of Collier Boulevard (Figure 1), with
the Hacienda Lakes Parkway located to the south and A Better Way located to the north. The project site
is generally located 2.7 miles south of the Interstate 75 interchange (Exit 101), in Section 14, Township 50
South, Range 26 East, in Collier County, Florida. A right-in/right-out access driveway (traffic coming from
the south and heading to the north) is proposed to serve the Projecton Collier Boulevard. Left-turn egress
traffic and left-turn ingress traffic will use the unsignalized thru-cut median openings at intersections with
Club Estates Drive (quarter-mile north of the site) and Hacienda Lakes Parkway (quarter-mile south of the
site), respectively, to make U-turn movements. The site plan for this development, as of the release of
this TIS, is shown on Figure 2. As shown on Figure 2 , a 315’ right-turn bay with 50’ taper is provided for
site ingress traffic, which is in conformance with the FDOT Design Manual, the 55 mph design speed, and
other right turn bays designed on this segment of Collier Boulevard.
The proposed development consists of multi-family structures that are four-stories tall, not to exceed 52’
as zoned and not to exceed 56’ actual. Accordingly, for the purposes of trip generation, Institute of
Transportation Engineers (ITE) Land Use Code 221 was selected to best represent the proposed site. It
should be noted that development such as this one that are primarily engaged in the operation of
apartments are included in SIC (Standard Industrial Classification) code 6513.
FIGURE 1: Project LocationMap
Collier Blvd
PROJECT
LOCATION
RRE 1:
Page 2789 of 3380
2 | Page FIGURE 2: Site Plan Right-in/Right-out Access to/from Collier Boulevard NOT TO SCALE 315’ Turning Bay w/ 50’ Taper for Right-Turn Ingress Page 2790 of 3380
3 | Page
TRIP GENERATION
To evaluate the traffic being generated by the Project, a trip generation analysis was prepared based on
the 11th Edition of the ITE Trip Generation Manual and the development plan of 92 dwelling units of mid-
rise housing (Land Use Code 221). Two-way AM and PM peak hour trips to be generated by the Project
are 29 and 36, respectively. Trip generation graphs and other backup from the ITE TripGen Web-Based
App supporting trip generation calculations shown below in Table 2 are provided in Appendix A.
ITE Land Use (Code) Units Unit of
Measure
Weekday
24-Hr
Trips
Time
Period
Peak
Hour
Trips
Enter
Rate
Exit
Rate
Enter
Trips
Exit
Trips
Multifamily Housing, Mid-Rise
(221)
92 Dwelling
Units
392 AM Pk Hr 29 23% 77% 7 22
PM Pk Hr 36 61% 39% 22 14
TRIP DISTRIBUTION/ASSIGNMENT
The traffic generated by the Project was assigned to Collier Boulevard using the knowledge of the area
and engineering judgement as shown in Table 3 (PM peak hour to analyze worst-case), with trips split 50-
50 coming from/going to the north and south. The resulting trip generation based on this distribution is
shown in Figure 3.
Roadway
Link
Collier County
Link No.
Roadway Link Location Distribution of
Project Traffic
Enter Exit
Collier Blvd. 34.0 Davis Blvd. (SR 84) to Project 50% 11 7
Collier Blvd. 34.0 Project to Rattlesnake Hammock Rd 50% 11 7
BACKGROUND TRAFFIC
Average background traffic growth rates are estimated for the segment of Collier Boulevard in the vicinity
of the Project using the Collier County Transportation Planning Staff guidance of a minimum 2% growth
rate, or the most recent volume for the applicable link from the Annual Update and Inventory Report
(2023 AUIR) plus the trip bank volume for that same link. The higher of the two determinations is to be
used in the Roadway Link Level of Service analysis. Table 4 illustrates the application of projected growth
rates versus trip bank addition to generate the projected background (without Project) peak hour peak
direction traffic volume for the build-out year of 2026. As shown in Table 4, the trip bank provides a more
conservative analysis to be used for the Roadway Link Level of Service Analysis: 2,770 vph. Figures from
the AUIR for the roadway link adjacent to the project site are highlighted in Appendix B.
Roadway
Link
Link
No.
2023 AUIR Peak Hour,
Peak Direction
Background Volume
(trips/hr)
Trip
Bank
2026 (2023 Plus Trip
Bank) AUIR Peak Hour,
Peak Direction Trip Bank
Projection (trips/hr)
Traffic
Growth
Rate
2026 AUIR Peak Hour (2023 Plus
Growth Rate), Peak Direction
Growth Rate Projection
(trips/hr)
Collier
Blvd.
34.0 2,120 650 2,770 2% 2,250
TABLE 2: Trip Generation Analysis
TABLE 3: Project Traffic Distribution for PM Peak Hour
TABLE 4: Background Traffic on Collier Blvd
Page 2791 of 3380
4 | Page
FIGURE 3: AM and PM Peak Hour Trip Distribution
Page 2792 of 3380
5 | Page
ROADWAY LINK LEVEL OF SERVICE ANALYSIS
The Collier County Transportation Planning staff developed Level of Service (LOS) volumes for the roadway
links impacted by the project, which are evaluated to determine the project impacts to the roadway
network for the buildout year of 2026. Staff guidelines have determined that a project will be considered
to have a significant and adverse impact if both the percentage site-generated volume demand exceeds
2% when compared to both the capacity for the link accessing the site (or 3% if the roadway is projected
to operate below the adopted LOS standard). Table 5 summarizes the Roadway Link Level of Service
Analysis, depicting if this Project is projected to have a significant and adverse impact.
Roadway
Link
Link No. Peak Hour
Peak
Direction
Service
Volume
(trips/hr)
Roadway
Link, Peak
Direction,
Peak Hour
Project
Volume
2026 Peak
Direction,
Peak Hour
Volume
Demand
with
Project
% Volume
Capacity
Impacted
by Project
Minimum
LOS
Exceeded
without
Project?
Minimum
LOS
Exceeded
with
Project?
Significant
Impact?
Collier
Blvd.
34.0 3,000 (NB) 22 (NB) 2,792 0.7% No No No
TURNING BAY SUFFICIENCY FOR SITE ACCESS
As previously stated, a 300’ turning bay is being provided for right-turn ingress traffic, which is sufficient
to accommodate the maximum projected peak hour ingress volume flow of 22 vehicles per hour, which
translates to approximately less than one vehicle every two minutes. Furthermore, left-turn egress traffic
and left-turn ingress traffic will use the 360’ left/U-turn bay at Club Estates Drive (quarter-mile north of
the site) and the 480’ left/U-turn bay at Hacienda Lakes Parkway (quarter-mile south of the site),
respectively, to make U-turn movements. The maximum projected peak hour volume of site vehicles
making these U-turn movements is 11 vehicles per hour, which translates to approximately less than one
vehicle every five minutes. Therefore, proposed site traffic is not anticipated to have a significant impact
on operations at either left/U-turn bay north and south of the site.
CONCLUSIONS
The Project is estimated to generate 392 two-way trips during a 24-hour average weekday period, 36 of
which are expected to occur during the PM peak hour, with 22 entering the site and 14 exiting the site. As
demonstrated in the Roadway Link Level of Service Analysis, this Project would not have a significant and
adverse impact on the adjacent roadway network and, therefore, would not require any major traffic
mitigation measures.
TABLE 5: Roadway Link LOS Analysis
Page 2793 of 3380
APPENDIX A
ITE TripGen Web-Based App
Calculations
Page 2794 of 3380
273
Land Use: 221
Multifamily Housing (Mid-Rise)
Description
Mid-rise multifamily housing includes apartments and condominiums located in a building that
has between four and 10 floors of living space. Access to individual dwelling units is through an
outside building entrance, a lobby, elevator, and a set of hallways.
Multifamily housing (low-rise) (Land Use 220), multifamily housing (high-rise) (Land Use 222), off-
campus student apartment (mid-rise) (Land Use 226), and mid-rise residential with ground-floor
commercial (Land Use 231) are related land uses.
Land Use Subcategory
Data are presented for two subcategories for this land use: (1) not close to rail transit and (2)
close to rail transit. A site is considered close to rail transit if the walking distance between the
residential site entrance and the closest rail transit station entrance is ½ mile or less.
Additional Data
*-/# .$3.$/ .!*-2#$ # */#/# )0( -*!- .$ )/. ) /# )0( -*!* 0+$ 2 ''$)"
units were available, there were an average of 2.5 residents per occupied dwelling unit.
For the five sites for which the numbers of both total dwelling units and occupied dwelling units
were available, an average of 96 percent of the total dwelling units were occupied.
The technical appendices provide supporting information on time-of-day distributions for this
land use. The appendices can be accessed through either the ITETripGen web app or the trip
generation resource page on the ITE website (https://www.ite.org/technical-resources/topics/trip-
and-parking-generation/).
It is expected that the number of bedrooms and number of residents are likely correlated to the
trips generated by a residential site. To assist in future analysis, trip generation studies of all
multifamily housing should attempt to obtain information on occupancy rate and on the mix of
residential unit sizes (i.e., number of units by number of bedrooms at the site complex).
The sites were surveyed in the 1990s, the 2000s, the 2010s, and the 2020s in Alberta (CAN),
California, District of Columbia, Florida, Georgia, Illinois, Maryland, Massachusetts, Minnesota,
Montana, New Jersey, New York, Ontario (CAN), Oregon, Utah, and Virginia.
Source Numbers
168, 188, 204, 305, 306, 321, 818, 857, 862, 866, 901, 904, 910, 949, 951, 959, 963, 964, 966, 967,
969, 970, 1004, 1014, 1022, 1023, 1025, 1031, 1032, 1035, 1047, 1056, 1057, 1058, 1071, 1076
General Urban/Suburban and Rural (Land Uses 000–399)
building that
has between four and 10 floors of living space
apartments
Access to individual dwelling units is through an
outside building entrance, a lobby, elevator, and a set of hallways
Page 2795 of 3380
Multifamily Housing (Mid-Rise)
Not Close to Rail Transit (221)
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 11
Avg. Num. of Dwelling Units: 201
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
4.54 3.76 - 5.40 0.51
Data Plot and Equation
T = Trip EndsX = Number of Dwelling Units
Study Site Average RateFitted Curve
Fitted Curve Equation: T = 4.77(X) - 46.46 R²= 0.93
Trip Gen Manual,11th Edition Institute of Transportation Engineers
0 100 200 300 4000
500
1,000
1,500
92
418
392
Page 2796 of 3380
Multifamily Housing (Mid-Rise)
Not Close to Rail Transit (221)
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Setting/Location: General Urban/Suburban
Number of Studies: 30
Avg. Num. of Dwelling Units: 173
Directional Distribution: 23% entering, 77% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
0.37 0.15 - 0.53 0.09
Data Plot and Equation
T = Trip EndsX = Number of Dwelling Units
Study Site Average RateFitted Curve
Fitted Curve Equation: T = 0.44(X) - 11.61 R²= 0.91
Trip Gen Manual,11th Edition Institute of Transportation Engineers
0 100 200 300 400 5000
100
200
300
92
34
29
Page 2797 of 3380
Multifamily Housing (Mid-Rise)
Not Close to Rail Transit (221)
Vehicle Trip Ends vs: Dwelling Units
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 31
Avg. Num. of Dwelling Units: 169
Directional Distribution: 61% entering, 39% exiting
Vehicle Trip Generation per Dwelling Unit
Average Rate Range of Rates Standard Deviation
0.39 0.19 - 0.57 0.08
Data Plot and Equation
T = Trip EndsX = Number of Dwelling Units
Study Site Average RateFitted Curve
Fitted Curve Equation: T = 0.39(X) + 0.34 R²= 0.91
Trip Gen Manual,11th Edition Institute of Transportation Engineers
0 100 200 300 400 5000
50
100
150
200
92
36
36
Page 2798 of 3380
APPENDIX B
Collier AUIR Roadway Link
Information Excerpt
Page 2799 of 3380
Attachment "F"57 58 61 63 64 65 66Collier County Annual Update and Inventory Report (AUIR) Based on Adopted LOS, Trip Bank and Traffic CountsPeak20232022 Net Percent2023 2023TrafficHour 1Peak Peak Change Change2023 Counts + 2023w/TB CountsTrip BankPeak Dir Hour Hour In Volume In VolumeTotal Counts + Trip Bank Counts +LYear YearTCMA orExist Cnt. Peak Service Peak Dir Peak Dir From From Trip Trip Bank Remaining Trip Bank O Expected ExpectedID# CIE# TCEA Road# Link From To Road Sta. Std*Dir Volume Volume Volume 2022 2022 Bank Volume CapacityV/C S Deficient Deficient1 2 3 4 5 6 7 8 9 10 # 12 13 16 17 18 19 22 23 24 25 26 27 281.0 NW-TCMA CR31 Airport Road Immokalee Road Vanderbilt Beach Road 4D 554 D N 2,200 1120 1480 -360-32.14%16 1136 1064 51.6% B2.1 55 NW-TCMA CR31 Airport Road Vanderbilt Beach Road Orange Blossom Drive 6D 599 E N 3,000 2190 2250 -60-2.74%35 2225 775 74.2% C2.2 55 NW-TCMA CR31 Airport Road Orange Blossom Drive Pine Ridge Road 6D 503 E N 3,000 2270 2160 110 4.85% 53 2323 677 77.4% D3.0 39 CR31 Airport Road Pine Ridge Road Golden Gate Parkway 6D 502 E N 3,000 2150 2180 -30-1.40%14 2164 836 72.1% C4.0 CR31 Airport Road Golden Gate Parkway Radio Road 6D 533 E N 2,800 2090 2210 -120-5.74%0 2090 710 74.6% C5.0 3 CR31 Airport Road Radio Road Davis Boulevard 6D553 E N 2,800 2080 2080 0 0.00% 0 2080 720 74.3% C6.0 3 TCEA CR31 Airport Road Davis Boulevard US 41 (Tamiami Trail) 6D 552 E S 2,700 1470 1550 -80-5.44%90 1560 1140 57.8% C7.0 TCEA(pt) Bayshore Drive US 41 (Tamiami Trail) Thomasson Drive 4D 521 D S 1,800 730 730 0 0.00% 183 913 887 50.7% B8.0 31 CR 865 Bonita Beach Road West of Vanderbilt Drive Hickory Boulevard 4D 653 D E 1,900 1000 1100 -100-10.00%0 1000 900 52.6% B9.0 Carson Road Lake Trafford Road Immokalee Drive 2U 610 D N 600 290 290 0 0.00% 40 330 270 55.0% B10.0 33 County Barn Road Davis Boulevard Rattlesnake Hammock Road 2U 519 D S 900 380 370 10 2.63% 86 466 434 51.8% B11.0 CR29 CR 29 US 41 (Tamiami Trail) Everglades City 2U 582A D S 1,000 180 180 0 0.00% 10 190 810 19.0% B12.0 TCEA SR84 Davis Boulevard US 41 (Tamiami Trail) Airport Road 6D 558 E E 2,700 1420 1410 10 0.70% 55 1475 1225 54.6% C13.0 48 SR84 Davis Boulevard Airport Road Lakewood Boulevard 4D 559 D E 2,000 1460 1470 -10-0.68%0 1460 540 73.0% C14.0 49 EC-TCMA SR84 Davis Boulevard Lakewood Boulevard County Barn Road 4D 658 D E 2,000 1660 1630 30 1.81% 56 1716 284 85.8% D 203115.0 83 EC-TCMA SR84 Davis Boulevard County Barn Road Santa Barbara Boulevard 4D 538 D E 2,200 1500 1410 90 6.00% 138 1638 562 74.5% C16.1 83 EC-TCMA SR84 Davis Boulevard Santa Barbara Boulevard Radio Road 6D 560 E E 3,300 860 840 20 2.33% 155 1015 2285 30.8% B16.2 83 EC-TCMA SR84 Davis Boulevard Radio Road Collier Boulevard 6D 601 E W 3,300 1220 1250 -30-2.46%245 1465 1835 44.4% B17.0 62 CR876 Golden Gate Boulevard Collier Boulevard Wilson Boulevard 4D 531D E 2,300 2030 1960 70 3.45% 17 2047 253 89.0% D 202918.0 CR886 Golden Gate Parkway US 41 (Tamiami Trail) Goodlette-Frank Road 6D 530 E E 2,700 1790 1630 160 8.94% 0 1790 910 66.3% C19.0 5 CR886 Golden Gate Parkway Goodlette-Frank Road Airport Road 6D 507 E E 3,550 3010 2770 240 7.97% 0 3010 540 84.8% D 203220.1 74 CR886 Golden Gate Parkway Airport Road Livingston Road 6D 508 E E 3,550 3240 3140 100 3.09% 19 3259 291 91.8% D 2027 202620.2 74 EC-TCMA CR886 Golden Gate Parkway Livingston Road I-75 6D 691 E E 3,550 3370 3340 30 0.89% 0 3370 180 94.9% D 2026 202621.0 74 EC-TCMA CR886 Golden Gate Parkway I-75 Santa Barbara Boulevard 6D 509 E E 3,300 2270 2020 250 11.01% 10 2280 1020 69.1% C22.0 EC-TCMA CR886 Golden Gate Parkway Santa Barbara Boulevard Collier Boulevard 4D 605 D * E 1,980 15201450 70 4.61% 53 1573 407 79.4% D23.0 19 NW-TCMA CR851 Goodlette-Frank Road Immokalee Road Vanderbilt Beach Road 2U 594 D N 1,000 700 720 -20-2.86%5 705 295 70.5% C24.1 65 NW-TCMA CR851 Goodlette-Frank Road Vanderbilt Beach Road Orange Blossom Drive 4D 595 E N 2,400 1410 1390 20 1.42% 75 1485 915 61.9% C24.2 65 NW-TCMA CR851 Goodlette-Frank Road Orange Blossom Drive Pine Ridge Road 6D 581 E N 2,400 1630 1620 10 0.61% 3 1633 767 68.0% C25.0 88 CR851 Goodlette-Frank Road Pine Ridge Road Golden Gate Parkway 6D 505 E N 3,000 1880 1860 20 1.06% 1 1881 1119 62.7% C26.0 CR851 Goodlette-Frank Road Golden Gate Parkway US 41 (Tamiami Trail) 6D 504 E S 2,700 2760 2660 100 3.62% 4 2764(64)102.4% F Existing Existing27.0 87 EC-TCMA Green Boulevard Santa Barbara Boulevard Collier Boulevard 2U 642 D E 900 750 680 70 9.33% 0 750 150 83.3% D203329.0 NW-TCMA Gulfshore Drive 111th Avenue Vanderbilt Beach Road 2U 583a D N 800 220 220 0 0.00% 0 220 580 27.5% B30.1 37 CR951 Collier Boulevard Immokalee Road Vanderbilt Beach Road 6D 655 E N 3,000 1870 1810 60 3.21% 386 2256 744 75.2% D30.2 37 CR951 Collier Boulevard Vanderbilt Beach Road Golden Gate Boulevard 6D 584 E S 3,000 1580 1490 90 5.70% 93 1673 1327 55.8% C31.1 85 CR951 Collier Boulevard Golden Gate Boulevard Pine Ridge Road 6D 536 E N 3,000 2530 2590 -60-2.37%107 2637 363 87.9% D 203031.2 85 EC-TCMA CR951 Collier Boulevard Pine Ridge Road Green Boulevard 6D 536 E N 3,000 2530 2590 -60-2.37%91 2621 379 87.4% D 203132.1 76 EC-TCMA CR951 Collier Boulevard Green Boulevard Golden Gate Pwky 4D 525 D N 2,300 1470 1410 60 4.08% 27 1497 803 65.1% C32.2 76 EC-TCMA CR951 Collier Boulevard Golden Gate Pwky Golden Gate Main Canal 4D607 D N 2,300 1980 1780 200 10.10% 234 2214 86 96.3% D 202532.3 76 EC-TCMA CR951 Collier Boulevard Golden Gate Main Canal I-75 8D 607 E N 3,600 1980 1780 200 10.10% 387 2367 1233 65.8% C33.0 61 EC-TCMA SR951 Collier Boulevard I-75 Davis Boulevard 8D 573 E N 3,600 3020 3170 -150-4.97%293 3313 287 92.0% D 202834.0 86 CR951 Collier Boulevard Davis Boulevard Rattlesnake Hammock Road 6D 602 E N 3,000 2120 2270 -150-7.08%650 2770 230 92.3% D 202935.0 86 CR951 Collier Boulevard Rattlesnake Hammock Road US 41 (Tamiami Trail)6D603 E N 3,200 2250 2230 20 0.89% 434 2684 516 83.9% D36.1 12 SR951 Collier Boulevard US 41 (Tamiami Trail) Wal-Mart Driveway6D557 E N 2,500 2310 2420 -110-4.76%173 2483 17 99.3% E 2027 202436.2 SR951 Collier Boulevard Wal-Mart Driveway Manatee Road 4D 557 D N 2,000 2310 2420 -110-4.76%140 2450(450)122.5% F Existing Existing37.0 12 SR951 Collier Boulevard Manatee Road Mainsail Drive 4D 627 D N 2,200 1830 1810 20 1.09% 161 1991 209 90.5% D 202938.0 51 SR951 Collier Boulevard Mainsail Drive Marco Island Bridge 4D 627 D N 2,200 1830 1810 20 1.09% 50 1880 320 85.5% D 203239.0 64 NW-TCMA CR846 111th Avenue N. Gulfshore Drive Vanderbilt Drive 2U 585 D E 700 330 390 -60-18.18%0 330 370 47.1% B40.0 1 NW-TCMA CR846 111th Avenue N. Vanderbilt Drive US 41 (Tamiami Trail) 2U 613 D E 900 610 700 -90-14.75%0 610 290 67.8% C41.1 6 NW-TCMA CR846 Immokalee Road US 41 (Tamiami Trail) Goodlette-Frank Road 6D 566 E E 3,100 1990 2070 -80-4.02%25 2015 1085 65.0% CMinDRAFT - MASTER Attachment F-2023 (072823)34.086CR951Collier BoulevardDavis BoulevardRattlesnake Hammock Road6D602EN3,00021202270-150-7.08%650277023092.3%D2029Page 2800 of 3380
Collier County School District
School Impact Analysis Application
Instructions: Submit one copy of completed application and location map for each new
residential project requiring a determination of school impact to the Planning Department of
the applicable local government. This application will not be deemed complete until all
applicable submittal requirements have been submitted. Please be advised that additional
documentation/information may be requested during the review process.
For information regarding this application process, please contact the Facilities Management
Department at 239-377-0267.
Please check [¥] type of application request (one only):
[ ] School Capacity Review [ ] Exemption Letter
[ ] Concurrency Determination [ ] Concurrency Determination Amendment
For descriptions of the types of review please see page 3,
_________________________________________________________________________________________________________________________
I. Project Information:
Project Name:___________________________________________ Municipality:_________________________________
Parcel ID#: (attach separate sheet for multiple parcels): _______________________________________________________
Location/Address of subject property: ____________________________________________________ (Attach location map)
Closest Major Intersection: _______________________________________________________________________________
II. Ownership/Agent Information:
Owner/Contract Purchaser Name(s): _____________________________________________________________________
Agent/Contact Person: ________________________________________________________________________________
(Please note that if agent or contact information is completed the District will forward all information to that person)
Mailing address: _____________________________________________________________________________________
Telephone#: _____________________________ Fax: _________________________Email_________________________
I hereby certify the statements and/or information contained in this application with any attachments submitted
herewith are true and correct to the best of my knowledge.
_____________________________________________________ _____________________________
Owner or Authorized Agent Signature Date
_________________________________________________________________________________________
III.Development Information
Project Data (Unit Types defined on page 2 of application)
Current Land Use Designation: Proposed Land Use Designation:
Current Zoning: Proposed Zoning:
Project Acreage:
Unit Type:SF MF MH C G
Total Units Currently Allowed by Type:
Total Units Proposed by Type:
Is this a phased project: Yes or No If yes, please complete page 2 of this application.
Date/time stamp:___________________________
Bonita Flores Residential Infill Subdistrict Collier County
00418400302
8928 Collier Blvd
Rattlesnake Hammock Road & Collier Boulevard
Bonita Flores I, LLC
Josh Philpott, AICP
1412 Jackson St., Suite 3, Fort Myers, FL 33901
(239) 225-4805 n/a josh.philpott@stantec.com
Philpott, Joshua Digitally signed by Philpott, Joshua
Date: 2024.05.01 11:45:37 -04'00'05/01/2024
Urban Residential Fringe Subdistrict
Bonita Flores Residential Infill Subdistrict
Rural Agricultural (A)
Planned Unit Development (PUD)
Multi Family
14
92
✔
Page 2801 of 3380
Worksheet is required to be completed by the Applicant only if the project is to be phased:Unit Type Yr1 Yr2 Yr3 Yr4 Yr5 Yr6 Yr7 Yr8 Yr9 Yr10 Yr 11-20 20+ YearsSFMFMHCGTotals by YrGrand TotalGrand TotalInsert totals by unit type by years.Unit Types:SF = Single FamilyMF = Multi-Family/Apartments MH = Mobile HomesC = Condo/Co-OpG = Government EXAMPLE:Unit Type Yr1 Yr2 Yr3 Yr4 Yr5 Yr6 Yr7 Yr8 Yr9 Yr10 Yr 11-20 20+ YearsSF 25 25 25 25 -- -- -- -- -- -- -- --MF 50 0 0 0 -- -- -- -- -- -- -- --MH N/ACN/AGN/ATotals by Yr75 25 25 25 -- -- -- -- -- -- -- --Grand Total 150.2Page 2802 of 3380
Types of Reviews:
School Impact Analysis:
This review should be divided into two categories:
-School Capacity Review (land use and rezonings), and;
-Concurrency Determinations (site plans and subdivisions).
School Capacity Review is the review of a project in the land use and rezoning stage of development. It is a
review of the impact of the development on school capacity and is considered long range planning. This may
be a review resulting in mitigation being required. In situations where the applicant may be required to
mitigate, capacity may be reserved dependent on the type of mitigation.
Concurrency Determination is the review of residential site plans and subdivisions to determine whether
there is available capacity. When capacity is determined to be available a School Capacity Determination
Letter (SCADL) will be issued verifying available capacity to the applicant and the local government. If a
project exceeds the adopted level of service standards, the applicant is afforded the option of a negotiation
period that may or may not result in an executed/recorded mitigation agreement Mitigation at this stage is
expressed as a Proportionate Share Mitigation Agreement. For those residential developments that may have
an impact but are otherwise exempt from concurrency, an exemption letter will be prepared for the applicant
upon request. For those residential developments that are determined to not have an impact, a letter of no
impact will be prepared for the applicant upon request.
Exemption Letter:
An applicant may request an Exemption Letter as documentation for the local government. These are projects
that would be exempt from school concurrency review or projects that do not impact the public schools.
Exemptions from school concurrency are limited to existing single family or mobile home lots of record;
amendments to previously approved site plans or plats that do not increase the number of dwelling units or
change the dwelling unit type; age restricted communities with no permanent residents under the age of 18; or
residential site plans or plats or amendments to site plans or plats that generate less than one student; or are
authorized as a Development of Regional Impact (Chapter 380, F.S.) as of July 1, 2005.
Concurrency Determination Amendment:
An applicant may request an amendment to a previously issued School Concurrency Determination or to an
application being processed. This review may require additional staff time beyond the initial concurrency
determination review and results in a modified determination being issued. An amendment could result in a
negotiation period and/or a mitigation agreement being issued or a previously approved determination being
modified and reissued.
3
Page 2803 of 3380
Page 2804 of 3380
Page 2805 of 3380
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ORDINANCE S
Notice is hereby given that a public hearing will be held by the Collier County Board of County
Commissioners (BCC) at 9:00 A.M. on October 28, 2025, in the Board of County Commissioners
Meeting Room, third floor, Collier Government Center, 3299 Tamiami Trail East, Naples, FL to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY
AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP
AND MAP SERIES BY CHANGING THE LAND USE DESIGNATION OF PROPERTY
FROM URBAN MIXED USE DISTRICT, URBAN RESIDENTIAL FRINGE
SUBDISTRICT TO URBAN MIXED USE DISTRICT, BONITA FLORES RESIDENTIAL
INFILL SUBDISTRICT TO ALLOW FOR 92 MULTI-FAMILY RESIDENTIAL
DWELLING UNITS WITH AFFORDABLE HOUSING; DIRECTING TRANSMITTAL
OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF
COMMERCE; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN
EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED ON THE EAST SIDE OF
COLLIER BOULEVARD, APPROXIMATELY 1,300 FEET NORTH OF HACIENDA
LAKES PARKWAY IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
CONSISTING OF 9.49± ACRES. [PL20230013845]
AND
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004-41, AS AMENDED, THE
COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE
COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA
OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING
ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A)
ZONING DISTRICT TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD)
FOR THE PROJECT TO BE KNOWN AS 8928 COLLIER BOULEVARD RPUD TO
ALLOW FOR 92 MULTI-FAMILY RESIDENTIAL DWELLING UNITS WITH
AFFORDABLE HOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE EAST
SIDE OF COLLIER BOULEVARD APPROXIMATELY 1,300 FEET NORTH OF
HACIENDA LAKES PARKWAY IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26
EAST, CONSISTING OF 9.49± ACRES; AND BY PROVIDING AN EFFECTIVE DATE.
[PL20230018397]
Page 2806 of 3380
Copies of the proposed Ordinances are on file with the Clerk to the Board and is available for inspection. All interested
parties are invited to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the
agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any
individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson
for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials int ended to be
considered by the Board shall be submitted to the appropriate County staff a minimum of seven (7) days prior to the
public hearing. All materials used in presentations before the Board will become a permanent part of the record.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide
public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate
remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events
on the County website at www.collier.gov/Calendar-Events-directory after the agenda is posted on the County
website. Registration should be done in advance of the public meeting, or any deadline specified within the public
meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can
participate remotely in this meeting. Remote participation is provided as a court esy and is at the user’s risk. The
County is not responsible for technical issues. For additional information about the meeting, please call Geoffrey
Willig at 252-8369 or email to Geoffrey.Willig@collier.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto
and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the
testimony and evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are
entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities
Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at
least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board
of County Commissioners Office.
Page 2807 of 3380
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BURT L. SAUNDERS, CHAIRMAN
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT AND COMPTROLLER
Page 2808 of 3380
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ORDINANCE S
Notice is hereby given that a public hearing will be held by the Collier County Board of County
Commissioners (BCC) at 9:00 A.M. on October 28, 2025, in the Board of County Commissioners
Meeting Room, third floor, Collier Government Center, 3299 Tamiami Trail East, Naples, FL to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY
AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP
AND MAP SERIES BY CHANGING THE LAND USE DESIGNATION OF PROPERTY
FROM URBAN MIXED USE DISTRICT, URBAN RESIDENTIAL FRINGE
SUBDISTRICT TO URBAN MIXED USE DISTRICT, BONITA FLORES RESIDENTIAL
INFILL SUBDISTRICT TO ALLOW FOR 92 MULTI-FAMILY RESIDENTIAL
DWELLING UNITS WITH AFFORDABLE HOUSING; DIRECTING TRANSMITTAL
OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF
COMMERCE; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN
EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED ON THE EAST SIDE OF
COLLIER BOULEVARD, APPROXIMATELY 1,300 FEET NORTH OF HACIENDA
LAKES PARKWAY IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
CONSISTING OF 9.49± ACRES. [PL20230013845]
AND
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004-41, AS AMENDED, THE
COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE
COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA
OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING
ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A)
ZONING DISTRICT TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD)
FOR THE PROJECT TO BE KNOWN AS 8928 COLLIER BOULEVARD RPUD TO
ALLOW FOR 92 MULTI-FAMILY RESIDENTIAL DWELLING UNITS WITH
AFFORDABLE HOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE EAST
SIDE OF COLLIER BOULEVARD APPROXIMATELY 1,300 FEET NORTH OF
HACIENDA LAKES PARKWAY IN SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26
EAST, CONSISTING OF 9.49± ACRES; AND BY PROVIDING AN EFFECTIVE DATE.
[PL20230018397]
Page 2809 of 3380
Copies of the proposed Ordinances are on file with the Clerk to the Board and is available for inspection. All interested
parties are invited to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the
agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any
individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson
for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials int ended to be
considered by the Board shall be submitted to the appropriate County staff a minimum of seven (7) days prior to the
public hearing. All materials used in presentations before the Board will become a permanent part of the record.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide
public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate
remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events
on the County website at www.collier.gov/Calendar-Events-directory after the agenda is posted on the County
website. Registration should be done in advance of the public meeting, or any deadline specified within the public
meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can
participate remotely in this meeting. Remote participation is provided as a court esy and is at the user’s risk. The
County is not responsible for technical issues. For additional information about the meeting, please call Geoffrey
Willig at 252-8369 or email to Geoffrey.Willig@collier.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto
and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the
testimony and evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are
entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities
Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at
least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board
of County Commissioners Office.
Page 2810 of 3380
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BURT L. SAUNDERS, CHAIRMAN
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT AND COMPTROLLER
Page 2811 of 3380